Estate Planning in Los Angeles: What Every Philip Morris International Employee Should Know About Real Estate and Legacy

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'Rising costs, evolving property tax rules, and liquidity pressures mean that investors should consider Los Angeles real estate as part of their larger retirement and estate strategy, rather than as a standalone asset. I encourage Philip Morris International employees to regularly reassess how home ownership aligns with long-term cash flow, legacy goals, and overall financial flexibility.' – Michael Corgiat, a representative of The Retirement Group, a division of Wealth Enhancement.

'In today’s Los Angeles housing environment, Philip Morris International employees should evaluate real estate through the lens of liquidity, long-term risk, and generational planning rather than relying solely on past appreciation. Thoughtful coordination between housing decisions and retirement objectives can create greater clarity and flexibility.' – Brent Wolf, a representative of The Retirement Group, a division of Wealth Enhancement.

In this article, we will discuss:

1. How rising costs and shifting market conditions have changed the financial landscape for Los Angeles homeowners.

2. What today’s inheritance and property tax rules mean for families passing real estate to the next generation.

3. How liquidity, insurance, and long-term planning may influence real estate decisions for Philip Morris International employees.

Owning a home in California, particularly in Los Angeles, was once seen as a clear path to wealth. You made a purchase, waited, and appreciation seemed to do most of the heavy lifting. As a result, many Philip Morris International employees who built careers in Southern California have long considered real estate a central part of their long-term financial planning.

The math has shifted.

From the Westside to the San Gabriel Valley to the South Bay, families across Los Angeles are experiencing a very different housing environment than they did just a few decades ago. While property holdings still typically continue to appreciate, rising costs in other areas may be chipping away at the financial foundations. The good news is that meaningful financial opportunities still exist for Philip Morris International employees willing to engage in proactive retirement and legacy planning.

Here are some things to consider if you currently own property in Los Angeles or expect to pass it on to the next generation.

Appreciation Still Tells a Story—But Context Matters

A family could have bought a home in Torrance or Pasadena for under $300,000 in the late 1990s or early 2000s. ¹  Today, that same property may be worth between $1.5 million and $2 million. ²  As of 2026, the median home price in Los Angeles County was $950,000. ³  On paper, that represents significant accumulated value. However, today’s landscape looks different than in the past:

• - A 3% mortgage rate is no longer typical. Freddie Mac reports that 30-year fixed mortgage rates have averaged well above 6% in recent years. ⁴

• - Property insurance costs have risen substantially, with several insurers limiting new policies in California.

• - Proposition 13 limits property taxes for long-term owners but resets upon sale.

• - Los Angeles renovation costs rank among the highest nationwide. ⁵

• - Maintaining an older home can cost tens of thousands annually depending on condition and location.

For Philip Morris International employees, appreciation alone is no longer sufficient reason to hold real estate. Decisions now involve long-term planning, risk assessment, tax considerations, and liquidity analysis.

The Inheritance Formula Has Changed

Many families assume inheriting a Los Angeles property is automatically beneficial. Financially, it can be—but the calculations are more complex today.

Under Proposition 19, children who inherit a primary residence must meet certain requirements to limit property tax reassessment. ⁶  They generally must:

• - Occupy the home as their primary residence.

• - File for the homeowner’s exemption within one year of the transfer.

• - Stay within specific assessed value limits.

• If they move out, property taxes will reset to market value. California’s statewide property tax rate averages approximately 1% of assessed value (plus local assessments). ⁷  On a $2 million Los Angeles home, that could mean annual property taxes of $20,000 or more.

For adult children who already own homes elsewhere, retaining inherited property in Los Angeles County can become financially demanding. As a result, properties originally intended to remain in the family are frequently sold.

Property Taxes: The Quiet Divide

Proposition 13 has created two very different homeowner experiences in Los Angeles. A couple who purchased a home in 1995 now worth $1.8 million may pay a fraction of what a new buyer would pay in property taxes. Although California limits annual assessed value increases to 2% under Proposition 13, a buyer purchasing the same home today would pay property taxes based on current market value.

Economists often refer to this dynamic as the “lock-in effect,” where homeowners remain in place due to tax advantages tied to long-held property. From a planning standpoint, this often leads to:

• - Reduced housing mobility.

• - Wealth concentrated heavily in real estate.

• - Reluctance to downsize during retirement.

For many Philip Morris International retirees, the emotional and financial aspects of homeownership become closely connected.

Risk and Insurance Are Now Major Factors

Earthquake exposure, wildfire risk, and tightening insurance markets have also changed property cost structures in Southern California.

In recent years, several major insurers paused or limited new homeowner policies in California. ⁸  Even where insurance is available, premiums in high-risk areas have increased substantially. ⁸

In light of these factors, owning property in Los Angeles is no longer viewed as a low volatility asset. Like any major investment, it carries ongoing costs and regional risks that must be evaluated carefully.

Liquidity Matters More Than Ever

Many Los Angeles homeowners are “house rich, cash flow tight.” Despite significant home equity, families may still feel financially constrained. Retirement income planning, health care expenses, college costs, and multigenerational support all require accessible capital—something a home does not easily provide.

Unlike a diversified investment portfolio, a home:

• - Does not generate consistent income

• - Cannot be partially sold

• - Requires ongoing maintenance

• - May take months to sell

From a planning standpoint, it is important to determine whether the home supports your long-term financial objectives or primarily serves as a legacy and emotional anchor.

Capital Gains: A Limited Advantage

Homeowners may exclude up to $250,000 (single) or $500,000 (married filing jointly) of capital gains when selling a primary residence. ⁹

However, decades of appreciation in Los Angeles can exceed these limits quickly. If a home purchased for $400,000 is sold for $2 million, that creates a $1.6 million gain. After applying the exclusion, a significant taxable amount may remain.

Coordinating sale timing with a broader tax strategy can make a meaningful difference.

Has Homeownership Lost Its Appeal?

Not entirely—but the advantages are no longer automatic. 

Los Angeles real estate can still offer:

• - Long-term appreciation potential

• - Housing cost stability for long-term owners

• - Emotional and legacy value

• - The ability to build equity over time

What has changed is the level of planning required:

- Estate plan coordination

- Understanding Proposition 19

- Liquidity planning

- Risk evaluation

- Tax review before transferring or gifting property

What was once a simple “buy and hold” decision has evolved into a more detailed financial strategy.

Planning Ahead

If you own property in Los Angeles or intend to pass it to your children, consider:

- Will your children realistically live in the home?

- Have you calculated potential reassessed property taxes?

- Does real estate represent too much of your net worth?

- Would selling during your lifetime provide greater flexibility?

- Is your property title aligned with your trust and estate plan?

For some families, keeping the property remains appropriate. For others, converting equity and diversifying assets may better support retirement income, intergenerational wealth objectives, or charitable planning.

Final Thoughts

California real estate has a long history of appreciation and opportunity. That remains true in Los Angeles—but the financial landscape is more complex than it once was.

Homeownership today involves understanding cash flow, tax exposure, policy changes, insurance risk, and family dynamics. For Philip Morris International employees approaching retirement or already retired, these factors can influence estate planning outcomes.

The advantages are still there—but they require careful planning.

If you are evaluating how your Los Angeles property fits into your broader retirement and estate plan, it may be time to revisit the numbers.

You can get retirement planning assistance from The Retirement Group. Give us a call at (800) 900-5867 to learn more.

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Sources:

1. Patch. ' Home Prices Have Nearly Tripled In LA Since 2000: Report ,' by Kat Schuster. April 4, 2022. 

2. Zillow. ' Pasadena, CA Housing Market ,' January 31, 2026. 

3. Federal Reserve Bank of St. Louis (FRED). ' Housing Inventory: Median Listing Price in Los Angeles County, CA ,' February 6, 2026. 

4. Freddie Mac. “Primary Mortgage Market Survey® (PMMS®) Archives.”  Freddie Mac , 2026,  https://www.freddiemac.com/pmms/pmms_archives . 

5. House Beautiful. ' Experts Say Renovations Are the Most Expensive in These States ,' by Sarah Lyon. Feb. 14, 2025. 

6. Fennemore Law. ' California Proposition 19's Impact on Estate Planning and Gifting of Real Property ,' by Judith Tang. Feb. 17, 2025.

7. reAlpha. ' California Property Tax (2026): Rates, Prop 13 & Cost ,' by Daniel Ares. Feb. 2, 2026. 

8. Kiplinger. ' California's Home Insurance Crisis: Rising Risks, Soaring Costs and Limited Options ,' by Carla Ayers. Jan. 16, 2025.

9. IRS. ' Topic no. 701, Sale of your home. ' Jan. 22, 2026.