Direct AnswerIf you're selling your Simi Valley home to retire in Tennessee, two facts matter most. First, Tennessee has no state income tax, which appeals to retirees on fixed or investment income. Second - and often overlooked - California's Proposition 19 property-tax-base transfer does NOT apply to an out-of-state move, so the move is about your sale proceeds and the lower cost of living in Tennessee, not a tax-base carryover. On the federal side, you may exclude up to $250,000/$500,000 of gain on your main home. I help you sell for the best price and connect you with a trusted Tennessee agent.

Retiring from Simi Valley to Tennessee is mostly a story about your sale proceeds and Tennessee's tax climate - with one California rule that surprises many sellers.

Tennessee's tax appeal

Tennessee is one of the states with no state individual income tax, which is a real draw for retirees living on Social Security, pensions, and investments. (Total tax burden also depends on property and sales taxes - compare the full picture, not just income tax.)

The Prop 19 catch (read this)

California's Proposition 19 property-tax-base transfer applies only to moves within California. Moving to Tennessee, your California property-tax base does not transfer - so the financial case rests on your sale proceeds and Tennessee's lower cost of living, not a tax-base carryover. This is exactly the kind of detail I make sure sellers understand before they plan.

Your California sale

Federal law lets you exclude up to $250,000 of gain (single) or $500,000 (married filing jointly) on the sale of a main home if you meet the ownership and use tests (IRS Publication 523). Gains above the exclusion are taxable, so a long-held, highly-appreciated California home can still carry a sizable taxable gain - consult a CPA.

This is general information, not legal, financial, or tax advice. Tax outcomes depend on your income, filing status, equity, and timing - consult a CPA and, where relevant, an attorney. Equal Housing Opportunity.

How I help

I focus on netting you the most from your Simi Valley sale - pricing, presentation, and negotiation - and I can connect you with a vetted Tennessee agent (a referral relationship) so you land softly on the other end. See also: Simi Valley real estate · life-event selling.

Primary sources: Tennessee Department of Revenue · California BOE - Proposition 19 · IRS Publication 523