General information, not legal or tax advice. Sidney works alongside your attorney and CPA. Rules as of October 15, 2026; they change, so check the official sources listed below.
Can I keep my parent's property tax base?
Only in limited cases. Under Proposition 19, a child who moves into the inherited family home as a primary residence and files for the homeowners' exemption within a year may keep part or all of the parent's assessed value, subject to a value limit; other inherited property is reassessed. The LA County Assessor publishes the forms and deadlines.
Should we sell or rent it out?
Compare the reassessed tax bill, insurance, repair needs and your time against a sale. On older foothill houses, roof, drainage and electrical work often decide the answer. A CPA should weigh the stepped-up basis before anyone signs.
Which La Crescenta details matter to heirs?
Water and sewer for much of La Crescenta come from the Crescenta Valley Water District, 2700 Foothill Boulevard, so heirs transfer that account rather than a city utility. (cvwd.com) Regional Planning reports that about 83 percent of La Crescenta-Montrose housing predates 1979, so system age is part of the decision. (planning.lacounty.gov) Glendale Unified serves the area, including Crescenta Valley High School at 2900 Community Avenue; buyers confirm assignment by address. (cvhs.gusd.net)
Last reviewed by Sidney Manzo · About Sidney
Questions
What do La Crescenta owners ask?
- Can siblings disagree about selling?
- Yes, and it is common. A neutral price opinion helps. Sidney Manzo, in real estate since 1990, gives every heir the same comparable sales. Talk with Sidney about your La Crescenta home
- Do we have to fix the house first?
- No. Many inherited homes sell in present condition with full disclosures. Sidney, in real estate since 1990, prices both ways so heirs can compare. Talk with Sidney about your La Crescenta home
- Who pays the transfer tax?
- The County tax is $1.10 per $1,000 of value. Ask your escrow officer or a real estate attorney who pays the transfer tax under your purchase contract. Sidney, in real estate since 1990, explains the closing statement line by line. Talk with Sidney about your La Crescenta home
- What is the inherited house worth?
- Recent nearby sales of similar slope, lot and condition set the range. Sidney Manzo, in real estate since 1990, prepares it for La Crescenta heirs. Get my free home review
Sources
Sources
- LA County Assessor: Proposition 19 (accessed October 15, 2026)
- California State Board of Equalization: Proposition 19 (accessed October 15, 2026)
- Crescenta Valley Water District: History (accessed October 15, 2026)
- LA County Regional Planning: Community Spotlight, La Crescenta-Montrose (accessed October 15, 2026)
- Crescenta Valley High School (accessed October 15, 2026)
- LA County Registrar-Recorder: Documentary Transfer Tax (accessed October 15, 2026)
Your agent
Who reviews your home?
Sidney Manzo, Agent, CA DRE #01108914.
- In real estate since 1990
- 155+ closed sales
- RE/MAX Hall of Fame
- Member, Pasadena Association of REALTORS® and C.A.R.
RE/MAX Dream Properties (ASLG Inc), CA DRE #02142193
Last reviewed by Sidney Manzo.