Prop 19 Loans - Inherited Property Loans for Irrevocable Trusts & Estates

Prop 19 Loans – Inherited Property Loans for Irrevocable Trusts & Estates in California

Irrevocable Trust Prop 19 Loans

Irrevocable trust Prop 19 loans allow for beneficiaries of an estate or an irrevocable trust to borrow against real estate assets. This allows the beneficiaries raise the needed funds to equalize a distribution or settle debts and expenses of the estate or trust. Prop 19 loans can be used in situations where one beneficiary wants to keep the inherited property while the other beneficiaries want their share in cash. The Prop 19 loan is made directly to the irrevocable trust or estate with the loan proceeds going directly into the bank account of the trust or estate.

Prop 19 requires the beneficiary to maintain the property as a primary residence and only allows for preventing a reassessment on $1m of value (plus current taxable valuable). A loan for Prop 19 qualifies as a 3rd party loan to help equalize and distribute the trust or estate. Prop 19 loans are also known as trust loans or probate loans depending on the current ownership of the inherited property.

Property Equalization Loan for Trusts

Property equalization loans for trusts (or probate/estates) can allow for beneficiaries to apply for Proposition 19 and prevent a property tax reassessment. The property equalization loan helps provide the necessary distribution amount to each party and allows the ultimate real estate transfer to be considered as parent to child as opposed to sibling to sibling. The property equalization loan stays attached to the real estate when it is transferred to the beneficiary. Once in the beneficiary’s name, it can be refinanced into a long-term traditional loan or paid off with cash.

California Probate, Estate & Trust Loan Request

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5.0 Based on 74 Google reviews
  • I've worked with North Coast Financial several times on trust loans and bridge loans, and they've been great every time. Jeff Hensel and Don Hensel are both amazing to work with.
    Jeff is always very responsive and willing to look through different scenarios with me. They're quick, straightforward, and will let you know right away if they can help. Their turn times are also very fast, which makes a huge difference on these types of loans.
    Every client I've referred to them has been happy with the experience. They're dependable, trustworthy, easy to reach, and genuinely helpful. I highly recommend North Coast Financial.

    Katy Care July 2026
  • We had an excellent experience working with North Coast Financial, and especially with Jeff Hensel. Our situation involved a complicated trust loan, with a number of moving pieces and questions along the way. Jeff was consistently responsive, patient, and approachable. He took the time to explain the process clearly, answer our questions, and walk us through each step.
    What stood out most was his availability and calm professionalism. During what could have been a stressful and confusing process, Jeff helped make things understandable and manageable. We are grateful for his guidance and would gladly recommend North Coast Financial to others dealing with trust, estate, or specialized lending needs.

    Konstantin Kotopoulos July 2026
  • I had an excellent experience working with North Coast Financial, Inc. on a hard money loan for my mother’s trust. Jeff and Don Hensel were clear, responsive, and highly professional throughout the entire process. Documentation was handled quickly, communication was consistent, and—most importantly—funding was extremely fast. From start to finish, the process took approximately two weeks. I am very pleased with the experience and would confidently recommend them to anyone in need of hard money or trust-related loan services.

    Patrick Willette January 2026
  • Working with Jeff and Don Hensel at North Coast Financial was straightforward and simple. I needed a loan to pay off a lien against my estate, but as the executor of the estate, no one would give me a loan until I had title in my name. I almost lost my inheritance. I am forever grateful for the loan I was provided by North Coast Financial that helped me save my families home. Their entire team worked quickly and seamlessly to get me the funds I needed. From beginning to end, the process took less than 2 weeks from me submitting my paperwork to getting the funds in my bank. I did have all documents needed which helped the speed of everything, but they worked efficiently and as quickly as I was able to get them what they needed. Thank you to the entire team who made this possible for me, I highly recommend working with North Coast Financial, Inc.

    akala lemus February 2025
  • North Coast Financial made the process of obtaining a short-term loan while in probate very easy. They were responsive to all our questions and we were happy to work with them.

    Bob Fowler November 2023
  • Jeff and Don were beyond amazing with helping my husband obtain a loan during our probate period. They were fast and communication was excellent every step of the way. I definitely recommend and will use them again

    Kyeshia Guerrero October 2023
  • North Coast Financial provided a "simple to follow" plan to access needed funds from the family trust. Plus, their fees and interest rates were superior to other competing lenders. The "Go To" lender in California.

    Richard Clemens May 2023
  • Jeff from North Coast made the process of securing a trust loan incredibly simple. He always replied to emails quickly, and was able to answer any questions we had and steer us in the right direction.

    Travis Wingo February 2021
  • I found myself in a very difficult financial position during probate. I did not want to use a hard money lender. I googled and found North Coast Financial. I called and Don picked up the phone which was hard to believe. He was clear, concise and professional. The loan closed quickly and exactly like Don stated with no surprises. I was able to move forward with the probate.
    Thank you !
    Terri G.

    Terri July 2020

Prop 19 Loan Calculator

Proposition 19 Passed November 2020

Proposition 19 passed by a narrow margin in November 2020 on the California ballot. Proponents of Prop 19 advertised it as a benefit to wildfire victims and seniors but the real significance of Prop 19 would be the repealing of previously passed Prop 58 and Prop 193. While the “Yes on Prop 19” advertisements promoted the fact beneficiaries would be able inherit their parent’s real estate and prevent a property tax reassessment, they failed to disclose that the Prop 19 property tax reassessment benefits would be severely limited compared to the existing Prop 58 and Prop 193 benefits.

Proposition 19 vs Proposition 58 Parent to Child

Source: California State Board of Equalization

See the California State Board of Equalization for additional information on Proposition 19.

Now that the dust has settled on the California election, many have discovered the actual ramifications of this proposition and some are looking to Repeal Prop 19.

The California Association of Realtors and National Association of Realtors donated over $40,000,000 to support the passing of Prop 19 which accounted for almost 100% of the donations. Without Prop 19, beneficiaries of inherited real estate are more likely to find themselves unable to afford the increase in property taxes and be forced to sell the property instead of keeping it in the family. More inherited properties being sold leads to more commissions for Realtors.

Donations for the opposition of Prop 19 totaled only $395,947.

*Consult a trust or estate planning attorney or CPA prior to proceeding with a trust or estate distribution. The information provided herein is for educational purposes only. North Coast Financial is not providing any legal, tax or financial advice.

Recent Estate, Probate and Trust Loans Funded by North Coast Financial

Jeffrey A. Hensel