The two paths, costed
- Condo path: lowest entry and zero exterior upkeep, but dues compound (insurance-driven increases) and resale tracks association health. Best for lock-and-leave priorities.
- Small-SFR path: higher entry, no dues, full Prop 19 leverage on a bigger replacement basis, yard control (and ADU optionality for family/caregiver scenarios). Best for stay-rooted priorities.
The sequencing that protects you
Sell-then-buy with a leaseback beats buy-then-sell for most downsizers here: it converts equity to cash strength, avoids double-carrying, and fits Prop 19's two-year replacement window comfortably. Brian structures these as one coordinated transaction — list with a 60-day leaseback, shop as a cash-strong buyer, file the base-transfer claim (BOE-19-B) after closing.
Market snapshot
| Market | Median price | Days on market | County | School district(s) |
|---|---|---|---|---|
| West Hills | $1,058,000 | 21 | Los Angeles | Los Angeles Unified School District (LAUSD) |
| Canoga Park | $725,000 | 35 | Los Angeles | Los Angeles Unified School District (LAUSD) |
Figures from /data.json, the site’s canonical data file (June 2026). Always verify current numbers.
Frequently asked questions
Should I downsize to a condo or a smaller house?
Price the dues as purchase power and the Prop 19 saving on each path first — the math usually decides. Lock-and-leave lifestyles favor condos; rooted-with-yard favors the small SFR.
How does Prop 19 help a downsizer?
If 55+, you can transfer your existing low assessed value to the replacement home (up to three times) — often $5K-$15K+/year in tax savings versus a fresh assessment. File with the assessor after closing.
Sell first or buy first?
Sell-with-leaseback first in most cases: cash-strong offers, no double-carry, and full control of the replacement timeline inside Prop 19's two-year window.
Work with Brian Cooper
20+ years and $100M+ closed across Ventura County, the San Fernando Valley, and the Conejo Valley. Direct, data-first representation — you work with Brian, not a hand-off.
Contact Brian Home Value