Property Tax & Capital Gains
September 7, 2026 · 11 min read
"We're not worried about taxes — there's a step-up in basis." True, and an answer to a question nobody asked. Property tax and capital gains are separate systems with separate rules. What Prop 19 actually requires, the value cap that isn't $1 million anymore, why grandparent-to-grandchild needs the middle generation gone, the base year transfer that unlocks moves for homeowners 55+, and the titling mistake that forfeits California's community property advantage.
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For Attorneys, CPAs & Fiduciaries
August 16, 2026 · 12 min read
For four to eight months, nobody is actually looking at the house — and that's where estate value quietly erodes. Lapsed vacancy coverage, utilities shut off to save money, sixty years of personal property nobody can agree on, unauthorized occupants, and property taxes reassessed as of the date of death. Plus a ten-item checklist for the first thirty days.
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Trustee & Beneficiary
August 14, 2026 · 10 min read
One beneficiary wants the family home. Another wants investments. A third wants cash. Distribution in kind solves this — but only if the real estate valuation is right. Here's the step-up basis advantage, the title transfer mechanics, the mortgage traps, and the five mistakes that quietly make a "fair" distribution unfair.
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Trustee & Fiduciary
July 30, 2026 · 11 min read
Selling trust property isn't list-show-close. It's a 10–22 week process with legal weight at every step — confirming your authority, documenting every decision, and protecting yourself from beneficiary challenges. Here's the honest phase-by-phase timeline, the fiduciary liability traps, and the six mistakes that turn a clean sale into litigation.
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