California Inherited House Spreadsheet Kit, Prop 19 Calculator Excel, Keep Rent or Sell, Sibling Buyout, Inherited Property

Excel only. For California heirs: keep, rent, sell or buy out a sibling. Example: Prop 19 taxable value $455,414, not $1,500,000.

CALIFORNIA HEIRS: KEEP, RENT, SELL OR BUY OUT A SIBLING?
One Excel workbook for a house you inherited in California. It works out the Prop 19 property tax, sets keep and live, keep and rent, and sell side by side, and prices a sibling buyout with the check each heir writes or receives. It organizes the math so you can talk to your county assessor, an attorney or a CPA with numbers in hand.

WHAT YOU GET (7 tabs)
- Start Here: order of work and the answers at a glance.
- Inputs: date of death, market value at death, the parent's factored base-year value, tax rate, rents, costs, mortgage, up to four heirs with ownership percents. The exclusion amount and its window are editable inputs.
- Prop 19: base + exclusion = cap; the excess over the cap is added to the base. It says whether the exclusion applies on your answers (eligible child or grandchild lives there, claim filed, death inside the window).
- Compare: keep and live, keep and rent, sell. Year-1 cash flow, a 10-year view, and a sale with the stepped-up basis (IRC 1014).
- Buyout: price from the appraised value and ownership, credits and debits for taxes, insurance and repairs each heir paid since death, and the property-tax cost of buying a sibling out.
- Deadlines: the 1-year homeowners' exemption date and the 3-year claim date counted from the date of death.
- Rules: 14 rules read and marked VERIFIED, 7 marked CHECK, each with its source link and an as-of date (Nov 4, 2026).

EXAMPLE NUMBERS (made-up house, made-up heirs; the file has a blank copy too)
- Parent's base $300,000, market value at death $1,500,000, exclusion $1,044,586: new taxable value $455,414 if an eligible heir lives there and files, against $1,500,000 if the house is fully reassessed. About $12,013 less property tax a year.
- Sale: price $1,560,000, costs $96,100, basis $1,500,000 (market value at death), net proceeds $1,313,900 (Compare tab, sell-now block, cell B31).
- Buyout: Heir A keeps the house; Heir B receives $468,055, Heir C receives $332,825, Heir A writes checks totalling $800,880. A sibling buying a sibling's share is reassessed at market value (BOE Rule 462.520): about $7,208 more property tax in year 1.
Replace the examples with your own, or start from the blank copy.

WHAT IT DOES NOT DO
- It is not legal or tax advice. Confirm with your county assessor, an attorney or a CPA before you move in, sign a buyout or file a claim.
- Farm property is out of scope; principal residence only.
- It does not decide whether a trust or probate transfer counts as a parent-child transfer.
- The per-share buyout math is the kit's reading of the BOE rule examples; have the assessor or a CPA confirm it.
- It does not compute income tax on rent or on a sale; the gain rate is a planning number you type.
- The 10-year view uses your own guesses for rent, growth and costs.
- No 2026 statewide ballot measure changes the exclusion as of Nov 4, 2026 (title level); a 2026 bill was not checked. Look up the current exclusion amount before you use the file; it changes after Feb 15, 2027.

CHECK LIST (the same 7 items are marked CHECK on the Rules tab: confirm them yourself)
- Whether a homeowners' exemption claim must come before the BOE-19-P claim (rule 7b)
- The 6-month late-notice clause after a supplemental or escape assessment (rule 8b)
- Apportionment across eligible and ineligible heirs: confirm with the county assessor (rule 11b)
- Prop 13 base rate, county rate and the 2 percent growth factor (rule 12)
- Income tax on a sale and the 2-of-5-year home-sale exclusion (rule 14)
- Court partition of co-owned property (rule 15)
- Status of the 2026 initiative to revert Prop 19, AG No. 25-0017: news reports only (rule 16b)

FILES: Excel workbook with example numbers, a blank copy, and a 2-page HOW-TO-USE PDF in one zip. Built for Microsoft Excel (.xlsx), no macros. Not tested in Google Sheets. Personal use, one per buyer, no resale or sharing.

WHO MADE IT: made by Cap Rate Studio with an AI generator.