Understanding Proposition 13: The Impact on Property Taxes in California
In California, property taxes are governed by a law called Proposition 13, which has been in effect since its passage in 1978. The proposition has significant implications for property assessments throughout the state, including in the tech hub of Silicon Valley. However, changes to Prop. 13 are being considered, and voters will soon have the opportunity to amend the law. Let’s explore the key aspects of Proposition 13 and its impact on property taxes in the region.
The Current Scenario
As of November 2019, a report from the Santa Clara County Assessor’s Office revealed an uneven distribution of property tax payments among property owners. A small segment of property owners is shouldering a substantial portion of the property taxes for the county. The reason behind this disparity lies in the “grandfathering” provision of Proposition 13. Property owners who purchased their properties before 1989 benefit from this provision, paying significantly lower property taxes compared to current assessments on their properties.
Uneven Tax Burden
Due to the grandfathering effect, 39 percent of property owners in the county pay 55 percent of the total property tax, while those who purchased their homes before 1989 pay a mere six percent. New homeowners and owners of multifamily properties face the brunt of county taxes, contributing 61 percent of the taxes on such properties if they made their purchases after 2008. The commercial property sector experiences a similar situation, where only 44 percent of commercial properties were acquired after 2008, but they account for 61 percent of the county’s assessed value for these properties.
Proposition 13’s Cap and Reassessment
Proposition 13 imposes a yearly cap of two percent on the increase in property value for taxation purposes. However, when a property is sold, it is reassessed at the current market rate, which can be significantly higher than the previous assessed value under the cap. This mechanism contributes to the discrepancies in property tax payments between long-term owners and recent buyers.
Potential Changes and Voter Considerations
Given the disparities in property tax payments, the issue of Proposition 13 is being revisited by voters to explore possible adjustments. However, the proposed changes need to carefully address the concerns of both long-term property owners, who have been paying minimal taxes, and recent buyers, who are burdened with higher tax obligations. Striking a balance that ensures fairness and equitable taxation without causing abrupt and substantial tax increases for long-term owners is crucial.