退休换小房子，卖旧买新的 escrow 怎么衔接？
简单回答： 退休后卖大房换小房，难点在时间：旧房的钱什么时候到账，新房什么时候要付款，中间住在哪里。常见做法是两边各开一个 escrow，把关闭日期排好，必要时在买房合同里加上"以卖出旧房为条件"。55 岁以上的屋主换房，还可以了解加州 Prop 19 的房产税基数转移，是否符合资格以县评估办公室的认定为准。
先卖还是先买
- 先卖后买： 卖房款到手，买新房时不用再借钱，谈价也更有底气。代价是可能要短期租房，或者和买方约定交房后回租一段时间（rent back）。
- 先买后卖： 只搬一次家，但要先拿出新房的首付或全款，旧房卖出前同时负担两处房子的开销。
- 同时进行： 两边各开一个 escrow，卖房那边先关闭或同一天关闭，卖房款直接用于买房。时间排得紧，任何一边延误都会影响另一边。
哪种合适，要看手上的现金、旧房好不好卖、新房那边有没有人抢。这个决定建议和经纪人一起做。
两个 escrow 怎么衔接
- 买房合同里可以加上卖旧房的条件，加州经纪人常用 C.A.R. 的 COP 附加条款。卖方不一定接受，市场热的时候尤其难。
- 卖房合同里可以约定交房后短期回租，给自己留出搬家时间。
- 两边的关闭日期都写进合同。我们会把卖房款到账和买房付款排进同一张时间表，哪一步卡住，第一时间通知您和两边的经纪人。
- 两个 escrow 都在 Vantage 办理的话，资金和文件在同一个团队里流转，少一道沟通。
55 岁以上换房：Prop 19 房产税基数转移
加州 Prop 19 从 2021 年开始实施。55 岁以上（或重度残障）的屋主卖掉自住房、在加州任何地方另买一套自住房，可以申请把原房子的房产税评估基数转到新房上。几个要点：
- 新房要在旧房卖出前后两年内买入。
- 一生最多可以用三次。
- 新房市价高于旧房的，差额会加到转过来的基数上。
- 向新房所在县的评估办公室（County Assessor）申请，常用表格是 BOE-19-B。
是否符合资格、能省多少，以县评估办公室的认定为准，请咨询会计师或税务专业人士。Escrow 不提供税务建议，但我们可以把两笔交易的日期和结算文件整理齐全，方便您申请时使用。
卖自住房的资本利得
联邦税法对卖出自住房的资本利得有免税额度：单身最多 25 万美元，夫妻合并申报最多 50 万美元，前提是卖房前 5 年里至少住满 2 年。超出部分怎么算、加州州税怎么处理，请在签约前问会计师。
开 escrow 前可以先准备
- 旧房的贷款信息（如有）和 HOA 联系方式。
- 房子在信托名下的话，信托证明文件（certification of trust）和受托人身份证件。
- 新房打算全款还是贷款；要贷款的话，先拿到贷款预批。
想先排一下卖房和买房的时间，可以致电 (714) 470-0170 或加微信 jly54301，普通话、粤语、英文都可以沟通。
常见问题
可以。两边 escrow 的关闭日期安排在同一天，卖房款到账后直接用于买房。前提是两边的贷款、产权和签字都按时完成，所以通常会留一两天缓冲。
不一定。Prop 19 有年龄、自住、两年时限和使用次数等条件，新房比旧房贵的部分还要加上去。最终以县评估办公室审核为准。
可以，由受托人签字出售。Escrow 和产权公司一般会要求信托证明文件和受托人的身份证明。
Downsizing in Retirement: Lining Up the Sale and the Purchase
Short answer: When you sell a larger home and buy a smaller one in retirement, the hard part is timing: when the sale proceeds arrive, when the purchase has to fund, and where you live in between. A common approach is to open two escrows and line up the closing dates, sometimes with a sale contingency in the purchase contract. Homeowners 55 and older may also want to look into California's Prop 19 base-year value transfer; eligibility is decided by the county assessor.
Sell first or buy first
- Sell first: You have the cash in hand and a stronger negotiating position, but you may need a short-term rental or a rent-back from your buyer.
- Buy first: One move, but you need the down payment or full price up front and will carry two homes until the old one sells.
- Both at once: Two escrows, with the sale closing first or the same day so the proceeds fund the purchase. Tight timing: a delay on one side affects the other.
Lining up two escrows
- The purchase contract can include a contingency for the sale of your current home (C.A.R. form COP). Sellers don't always accept it.
- The sale contract can include a short rent-back so you have time to move.
- We put both closing dates on one timeline and tell you and both agents right away if anything slips.
Prop 19 for homeowners 55+
Since 2021, homeowners 55 or older (or severely disabled) who sell a primary residence and buy a replacement primary residence anywhere in California can apply to transfer their taxable value. The replacement must be bought within two years before or after the sale, the benefit can be used up to three times, and if the new home is worth more, the difference is added. Claims go to the county assessor (commonly form BOE-19-B). Ask a tax professional whether you qualify; escrow does not give tax advice, but we can provide the closing documents you'll need.
Capital gains on a primary residence
Federal law lets you exclude up to $250,000 of gain ($500,000 for married couples filing jointly) if you owned and lived in the home for at least two of the five years before the sale. Ask your accountant about anything above that and about California taxes.
Call (714) 470-0170 or WeChat jly54301 to plan your timeline. We speak Mandarin, Cantonese and English.
FAQ
Yes. Both escrows can be scheduled to close the same day so the sale proceeds fund the purchase, as long as loans, title and signatures on both sides are on time. Many people leave a day or two of buffer.
Not necessarily. Prop 19 has age, primary-residence, two-year and usage-count requirements, and any value above the old home is added. The county assessor decides.
Yes. The trustee signs the sale. Escrow and title will usually ask for a certification of trust and the trustee's ID.