Prop 19 Loan Calculator for Trust Loans and Probate Loans in California

Estimate Your Trust Loan or Probate Loan in Minutes

Navigating a property transfer with a trust loan or probate loan can seem daunting at first. Our Prop 19 loan calculator takes the guesswork out of the financing side, giving you a fast, clear estimate for a trust loan, probate loan, or Prop 19 sibling buyout loan in California. Enter a few basic details about the property and your situation and you will see estimated loan amounts, costs and how fast the loan pays for itself in the form of reduced property taxes. No application required.

North Coast Financial has helped hundreds of California families secure hard money trust loans and probate loans. Whether you are a beneficiary looking to keep an inherited home, a trustee managing a complex estate, or an attorney searching for a reliable lending partner for your clients, this Prop 19 loan calculator is your starting point.

How to Use the Prop 19 Loan Calculator

Using the calculator is straightforward. Enter the estimated value of the inherited property, the outstanding mortgage balance if any, and the approximate amount you need to borrow. The calculator will provide an estimated loan amount a general sense of loan costs based on current private lending parameters in California and an estimated annual property tax savings.

Keep in mind that the calculator provides estimates, not final loan terms. Every trust and probate situation is unique and actual terms can vary depending on the loan amount, loan to value, property condition, strength of borrower and various other factors. Once you have a ballpark figure, the next step is a quick conversation with one of our loan specialists who can give you a firm quote and walk you through the process.

What Is Proposition 19 and How Does It Affect Inherited Property?

Proposition 19 took effect in California on February 16, 2021, and it fundamentally changed the rules around inherited property and property taxes. Before Prop 19, children who inherited a parent’s home could keep the original low property tax base regardless of how they used the property. Prop 19 eliminated that broad exclusion.

Under the current law, the parent-child exclusion for property tax reassessment only applies if the inheriting child moves into the home as their primary residence within one year of the transfer. If the child does not move in, or if multiple siblings inherit the property and only some want to keep it, the property could be partially or fully reassessed at current market value. This can result in a dramatic increase in annual property taxes.

This is where Prop 19 loans become essential for a beneficiary or heir wanting to live in the inherited property. When siblings inherit a property together and one wants to keep it while others want to sell, a trust loan or sibling buyout loan allows the heir who wants the home to buy out the others. By acting quickly and completing the buyout before the one-year deadline, the inheriting sibling can lock in the lower property tax base and preserve a major financial asset for years to come.

For families in California’s high-value real estate markets, the difference between a reassessed tax bill and a protected tax base can amount to tens of thousands of dollars per year.

How Trust Loans, Probate Loans, and Prop 19 Buyout Loans Work

Trust Loans

A trust loan is a loan made to an irrevocable trust, using real property held by the trust as collateral. Trust loans are one of the most powerful tools available for Prop 19 because they allow the trust itself to borrow money, which can then be used to distribute cash to beneficiaries who want to sell their share. The beneficiary who wants to keep the property qualifies for the parent-child exclusion, and takes responsibility for the mortgage. The entire process can often be completed in as little as 5-10 days with a specialized irrevocable trust loan lender like North Coast Financial.

Probate Loans

When a loved one passes away without a living trust, their estate typically goes through the California probate process before assets can be distributed. Probate loans provide financing to the estate during that period, allowing families to access funds without waiting months or years for probate to close. Probate loans can be used to buy out heirs, pay estate expenses, refinance reverse mortgages or repair the property while the court process runs its course.

Prop 19 Sibling Buyout Loans

A sibling buyout loan is a very common financing tool used to obtain the benefits of Prop 19. It is used when two or more siblings have inherited a property together, with at least one wanting to keep it and at least one wanting to sell. The sibling who wants to keep the home has the trust or estate take out a loan secured by the property. The loan proceeds are used to pay off the other heirs, and then the sibling establishes the property as their primary residence and takes responsibility for repaying the short-term trust or probate loan. Done correctly and within the Prop 19 timeline, this preserves the parent’s low property tax base.

Why California Families and Attorneys Choose North Coast Financial

Decades of Private Lending Experience

North Coast Financial has been a trusted private money lender in California since 1981. We have closed hundreds of trust loans and probate loans across the state and understand the legal and timing requirements that make these transactions different from conventional financing.

Fast Funding When Timing Matters

Prop 19’s one-year window for establishing primary residency means delays can cost families their property tax protection. We move quickly. Most trust loans and probate loans close within seven to ten business days of receiving a completed application and supporting documents.

Direct Lender, Not a Broker

We are a direct lender which means no broker fees or middlemen, faster decisions, and more flexibility when a situation does not fit a standard template. Attorneys and trustees appreciate our straightforward process and our ability to close on transactions that banks cannot handle.

California Statewide Lending

We make trust loans and probate loans on residential and commercial properties throughout California, from the Bay Area and Sacramento to Los Angeles, Orange County, San Diego, and everywhere in between.

Frequently Asked Questions About Prop 19 Loans in California

What is a Prop 19 loan?

A Prop 19 loan is a general term for a trust loan, probate loan, or sibling buyout loan that helps heirs act on the financing requirements created by California’s Proposition 19. These loans allow beneficiaries to buy out heirs, preserve a low property tax base, and keep inherited property in the family.

How quickly can a trust loan close in California?

With a hard money lender like North Coast Financial, a trust loan can typically close in seven to ten business days which is critical given Prop 19’s one-year deadline for establishing primary residency.

Does a trust loan affect the property tax reassessment exclusion?

When structured correctly, a trust loan used for a Prop 19 sibling buyout preserves the parent-child exclusion. The heir who keeps the property must establish it as their primary residence within one year of the parent’s date of death. We strongly recommend working with a California trust and estate attorney alongside your lender to ensure the transaction is structured properly.

Can I get a probate loan before probate closes?

Yes. Probate loans are specifically designed to provide financing during the probate process, before the estate is formally distributed. The loan is secured by real property in the estate and repaid once probate closes or the property is sold or refinanced.

What types of properties qualify for a trust loan or probate loan?

North Coast Financial makes trust loans and probate loans on single-family residences, multi-unit residential properties and commercial real estate throughout California. Each property is evaluated individually based on value, condition, and marketability.

Do I need good credit to qualify for a Prop 19 trust loan?

Hard money trust loans and probate loans are primarily asset-based, meaning the loan is secured by the property rather than the borrower’s credit score or income. This makes them accessible to heirs and trustees who may not currently qualify for conventional financing. The lender will need to ensure the borrower has a reasonable exit strategy for the short-term trust or probate loan.

How is a trust loan different from a regular mortgage?

A trust loan is a short-term (usually up to 12 months) made to the irrevocable trust itself rather than to an individual borrower and it is secured by real property held by the trust. Because of the unique legal structure involved, most conventional banks and mortgage lenders do not offer irrevocable trust loans. Hard money lenders like North Coast Financial specialize in this type of financing and have the expertise to navigate the trust administration requirements.

Take the First Step — Use the Calculator and Talk to a Specialist

Losing a parent is never easy, and the financial decisions that follow can feel overwhelming. Our goal is to make the lending side as simple and transparent as possible so you can focus on what matters most.

Use the Prop 19 loan calculator above to get a quick estimate, then reach out to our team for a free consultation. We will review your situation, explain your options clearly, and give you a firm quote with no obligation. North Coast Financial has funded hundreds of trust and probate loans throughout California.

Call us today or submit a quick inquiry online. Most clients hear back within a few hours.

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