Property Transfer in California: Ownership Transfer from Parent to Child and Understanding PCOR

Sumedha Shukla
March 16, 2023


Transferring property from a parent to a child is a significant financial and emotional decision. In California, this process involves navigating a complex legal landscape, and one crucial aspect to understand is the Parent-Child Exclusion (PCOR) or Proposition 58. This blog will delve into property transfer in California, the various methods, and how the PCOR can help you save on property taxes.

Transferring Property in California

When transferring property from a parent to a child in California, there are several options to consider:

1. Gift Deed

A gift deed is a common way to transfer property between family members. With a gift deed, a parent can transfer property to their child without the child having to pay for the property. However, this option may still trigger gift taxes.

2. Quitclaim Deed

A quitclaim deed transfers a parent’s interest in the property to their child without making any warranties about the property’s title. This option is relatively simple but might not be the best choice if the property has title issues.

3. Grant Deed

A grant deed transfers ownership of the property and guarantees that the grantor hasn’t transferred the property to anyone else. This provides more security to the child receiving the property.

4. Revocable Living Trust

A revocable living trust allows a parent to place the property in a trust during their lifetime, designating their child as the beneficiary. The child becomes the owner of the property upon the parent’s death, bypassing probate.

5. Parent-Child Exclusion (PCOR)

One of the most common methods for property transfer in California is the Parent-Child Exclusion (PCOR), established under Proposition 58. PCOR allows for the transfer of a parent’s primary residence to their child without triggering property tax reassessment.

Understanding the Parent-Child Exclusion (PCOR)

What is Proposition 58?

Proposition 58 is a constitutional amendment passed by California voters in 1986. This proposition permits parents to transfer their primary residence to their children without a property tax reassessment. The main goal was to provide tax relief and preserve the family home when it’s passed down to the next generation.

Qualifications for Proposition 58

To qualify for the Parent-Child Exclusion, several conditions must be met:

  1. Relationship: The transfer must be between parents and their children (including stepchildren and adopted children).
  2. Primary Residence: The property being transferred must be the parent’s primary residence.
  3. Value Limit: The exclusion has a value limit, meaning that it only applies to properties valued under a certain threshold. As of my knowledge cutoff date in September 2021, this threshold was $1 million. However, this value limit can change, so it’s essential to verify the current amount from the relevant authorities.

Filing the PCOR

When transferring property under Proposition 58, it’s necessary to file a Parent-Child Exclusion claim (PCOR) with the County Assessor’s Office. The PCOR form is crucial in establishing eligibility for the exclusion and must be filed within three years of the transfer.

The PCOR requires various pieces of information, such as the property’s description, transfer date, and the names of the transferor and transferee. Filing this form correctly is essential to ensure that the property doesn’t undergo a reassessment.

Benefits of PCOR

The Parent-Child Exclusion offers several significant benefits, including:

  1. Property Tax Savings: By avoiding property tax reassessment, children can inherit their parent’s property and retain the existing property tax rate. This results in substantial long-term savings.
  2. Preservation of Family Homes: PCOR aims to help families keep their primary residences in the family. This allows children to maintain their family homes without the burden of higher property taxes.
  3. Financial Security: By receiving the family home without increased property taxes, children can better plan their finances and not be forced to sell the property due to tax hikes.
  4. Emotional Value: Family homes often hold deep sentimental value. Keeping these homes within the family is crucial for preserving this heritage.

Frequently Asked Questions

What if the property value exceeds the threshold?

If the property’s value exceeds the Proposition 58 threshold, the excess value may be reassessed, and property taxes will apply to that portion. However, the portion below the threshold will still benefit from the PCOR.

Can PCOR be applied to second homes or investment properties?

No, PCOR is designed for the parent-child transfer of a primary residence only. It does not apply to second homes, rental properties, or commercial properties.

How can I ensure a smooth property transfer?

To ensure a smooth property transfer, it’s advisable to consult with an attorney or tax advisor who specializes in California property law and taxation. They can guide you through the process and help you make the best decisions for your specific situation.


Property transfer from a parent to a child in California is a significant step that involves both financial and emotional considerations. Understanding the Parent-Child Exclusion (PCOR) provided by Proposition 58 is crucial for preserving the family home and avoiding property tax reassessment. By adhering to the eligibility criteria and filing the PCOR correctly, families can enjoy the benefits of property tax savings, financial security, and the preservation of their family heritage. To navigate this complex process successfully, it’s wise to seek professional advice from legal and tax experts with expertise in California property law.

By leveraging the knowledge shared in this blog, families can make informed decisions when it comes to property transfer, ensuring that the next generation can enjoy the family home without the burden of skyrocketing property taxes.

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