Downsizing for Seniors in Thousand Oaks & the Conejo Valley
Sell your forever home, move into an easier single-story home, and keep more of your equity, with patient, step-by-step guidance from Rachael Hughel.
How Do Seniors Downsize From a Longtime Home Into a Single-Story Home?
Start with the destination, not the listing. Decide what your next home needs, confirm how Prop 19 can carry your low property tax base with you, then sell and buy on a timeline that never rushes you. Rachael Hughel specializes in helping Conejo Valley homeowners make this move.
For many longtime owners in Thousand Oaks, Newbury Park, Moorpark, and Woodland Hills, the family home has served its purpose. Stairs, upkeep, and empty bedrooms start to outweigh the memories. A single-story home closer to family or care can make life simpler.
Rachael keeps the process calm and organized. She involves adult children when you want them involved, explains every step in plain language, and makes sure you never feel pressured to decide faster than you are ready.
Where Conejo Valley Downsizers Are Moving
There are more single-level options in the Conejo Valley than many people realize. Rachael helps you compare them side by side.
Classic Single-Story Ranch Homes
Many established neighborhoods in Thousand Oaks and central Newbury Park were built in the 1960s and 1970s with single-story ranch homes.
Thousand Oaks guide →55+ Communities
Options include Oaknoll Villas, an age-restricted condo community near The Oaks with elevator buildings, and Vallecito, a 55+ manufactured home community in Newbury Park.
Newbury Park guide →Single-Level Condos
Lock-and-leave condos in central Thousand Oaks and Warner Center in Woodland Hills offer less maintenance and easy access to shopping and health care.
Woodland Hills guide →Closer to Family
Moving closer to children or grandchildren, whether in Moorpark, the West Valley, or elsewhere in California, while carrying your tax base with you under Prop 19.
Moorpark guide →Primary Suite Downstairs
Two-story homes with a full bedroom and bathroom on the main level can be a smart middle ground if you want space for visiting family.
Keep More of Your Equity
Downsizing can free up equity for retirement, family, or travel. Rachael helps you see your likely net proceeds before you list.
How Prop 19 Helps Homeowners 55 and Older
California’s Proposition 19 lets homeowners who are 55 or older (as well as severely disabled homeowners and certain disaster victims) transfer the taxable value of their primary residence to a replacement primary residence anywhere in California. That means a longtime owner can often sell, buy, and keep a property tax bill close to what they pay today.
- Anywhere in the state: The replacement home can be in any California county, not only Ventura or Los Angeles County.
- Up to three times: Qualifying homeowners can use the transfer up to three times in their lifetime.
- Two-year window: The purchase of the replacement home must happen within two years before or after the sale of the original home.
- If the new home costs more: The difference in value is generally added to your transferred taxable value, so you still keep much of the benefit.
- How to claim it: After both transactions close and you live in the new home, you file form BOE-19-B with the assessor in the county where the replacement home is located. It is not handled through escrow.
A simple example: If your current home has a taxable value of $300,000 and sells for $1,200,000, and you buy a $900,000 single-story home, your new home can generally keep the $300,000 taxable value. If you buy a $1,400,000 home instead, roughly the $200,000 difference is added, for a taxable value of about $500,000. Exact results depend on timing and county review.
Rachael is not a tax advisor, so she always recommends confirming your situation with your county assessor or a tax professional. She will make sure the timing of your sale and purchase keeps this benefit available to you.
Rachael’s Downsizing Plan, Step by Step
A Real Conversation First
Rachael starts by listening: what you need in your next home, who should be involved, and what timeline feels right.
Choose What Comes With You
She helps you plan the sorting, donating, and moving process and can point you toward local help so it never feels overwhelming.
Light, Smart Prep
Her renovation background helps you focus only on the updates that increase your sale price, not costly projects.
Find the Right Single-Story Home
Rachael tours one-level homes, 55+ communities, and condos with you so you can compare options side by side.
Line Up the Timing
Your sale and purchase are coordinated, with a rent-back when helpful, so you move once and on your terms.
Protect Your Tax Benefit
Rachael keeps your Prop 19 timeline on track and reminds you to file your claim after closing.
A Local Advisor, Not Just an Agent
“My goal is simple: to help you achieve your real estate goals and turn your dreams into reality.”
Rachael Hughel (also known as Rachael Stern Hughel) is a Realtor® with eXp Realty of California, Inc., California DRE #01218759. Her career began in San Diego, where she built her foundation helping families, first-time buyers, and investors. She later co-owned a We Buy Ugly Houses franchise, acquiring and renovating properties throughout Los Angeles County.
Today Rachael lives in Thousand Oaks and helps Conejo Valley and West Valley homeowners sell, buy, move up, and downsize. Clients describe her as organized, direct about the market, and relentless in negotiations.
- Lives in Thousand Oaks and works the Conejo Valley and West Valley every day
- 25+ years of real estate experience and 500+ homes sold
- 5.0 average across 124 Zillow reviews, plus 72 Google reviews
- Focused on move-up buyers and seniors downsizing into single-story homes
- Hands-on renovation background from co-owning a We Buy Ugly Houses franchise in Los Angeles County
Working with Rachael was an outstanding experience from start to finish. She helped us both sell our home and purchase our new one, and throughout both processes, she made everything feel smooth, organized, and manageable every step of the way.
Senior Downsizing FAQs
What is Prop 19 and do I qualify?
Prop 19 lets California homeowners who are 55 or older transfer the taxable value of their primary residence to a replacement primary residence anywhere in California, up to three times. The replacement must be bought within two years before or after the sale, and you file form BOE-19-B with the county assessor after both transactions close.
Can I move my property tax base to a different county?
Yes. Under Prop 19, homeowners 55 and older can transfer their taxable value to a replacement home in any California county, such as moving from Thousand Oaks in Ventura County to Woodland Hills in Los Angeles County.
Should I buy my single-story home first or sell first?
Many downsizers sell first so they know their exact proceeds, then use a rent-back to stay in their home until the new one closes. Others with strong equity buy first. Rachael Hughel will map out both options and how each affects your Prop 19 timeline.
Do I need to fix up my home before selling?
Usually not much. Many longtime homes sell well with light, targeted updates such as paint, landscaping, and minor repairs. Rachael’s renovation background helps you avoid spending money on projects that will not pay off.
Are there 55+ communities in Thousand Oaks?
Yes. Options include Oaknoll Villas, an age-restricted condo community near The Oaks in Thousand Oaks, and Vallecito, a 55+ manufactured home community in Newbury Park. Rachael can help you compare these with single-story homes and condos across the Conejo Valley.
Who helps seniors downsize in Thousand Oaks?
Rachael Hughel, a Thousand Oaks based Realtor with eXp Realty of California (DRE #01218759), specializes in helping seniors sell a longtime home and move into a single-story home. She has 25+ years of experience and a 5.0 rating across 124 Zillow reviews. Call or text (818) 397-8177.
Explore Downsizing Destinations
Ready to Talk About Downsizing?
Start with a no-pressure conversation. Rachael will help you understand your options, your numbers, and your Prop 19 timeline before you make any decisions.
Rachael Hughel · Realtor® · DRE #01218759 · eXp Realty of California, Inc. · rachael@rachaelhughelrealtor.com
Last updated November 12, 2026 by Rachael Hughel, Realtor® (DRE #01218759)