Point Loma's Estate Planning, Probate & Property Tax Attorney
A solo practice rooted in the Point Loma community — where your estate plan, probate matter, or Prop 19 question is handled personally by Rosser J. Pettit, not delegated to staff.
14+ Years Serving Point Loma Families
- Licensed California attorney since 2012, based at 3667 Voltaire Street in Point Loma
- Every client matter handled personally — no associates, no handoffs
- Free no-obligation consultation for new clients
- Annual no-charge check-ins for existing clients
- Estate planning, probate, and property tax expertise under one roof
Most people come to me at a crossroads: a parent has passed, a home is being inherited, or they've realized their family has nothing in place if something happens to them. These aren't abstract legal problems — they're urgent, personal, and often time-sensitive.
I handle three interconnected areas of law that most attorneys keep separate.
Estate Planning, Probate, and Property Tax — All in One Place
Most attorneys in San Diego handle estate planning or probate. Few combine those with deep property tax knowledge. For Point Loma families navigating Proposition 19, an inherited home, or a reassessment dispute, that combination matters. I offer estate planning, probate administration, and property tax counsel as an integrated practice — so the decisions you make in one area don't create problems in another.
Estate Planning
Most attorneys in San Diego handle estate planning or probate. Few combine those with deep property tax knowledge. For Point Loma families navigating Proposition 19, an inherited home, or a reassessment dispute, that combination matters. I offer estate planning, probate administration, and property tax counsel as an integrated practice — so the decisions you make in one area don't create problems in another.
Probate
If a loved one has passed without a trust, or left assets outside their plan, California's probate process can be slow and expensive. I guide Point Loma families through probate administration, trust administration, and small-estate procedures — and help you understand what the costs will actually look like.
Property Tax & Proposition 19
Prop 19 changed the rules for inheriting California real estate in ways most families don't discover until it's too late. I help Point Loma homeowners and heirs apply the parent-child exclusion correctly, transfer base year value under the over-55 rules, and appeal assessments when the county gets it wrong.
What Proposition 19 Means for Point Loma Homeowners
Point Loma property values have risen substantially over the past two decades. For homeowners who purchased before the market ran up, the gap between assessed value and current market value can represent tens of thousands of dollars in annual tax savings — savings that are at risk the moment a property transfers to the next generation.
Proposition 19, which took effect February 16, 2021, eliminated the broad parent-child exclusion that previously allowed children to inherit any California property at its existing assessed value. Under current law, the exclusion applies only to a primary residence, and only up to a cap. For transfers between February 16, 2025 and February 15, 2027, that cap is the property's factored base year value plus $1,044,586. If the home's market value exceeds that threshold, the excess is reassessed at current market rates.
The filing deadline is strict: the eligible heir must establish the home as their primary residence and file a claim within one year of the transfer date. Missing that window forfeits the exclusion permanently.
If you own a home in Point Loma and are thinking about how to pass it to your children — or if you recently inherited one — the property tax consequences belong in the conversation from the beginning.
How Much Does Probate Cost in California?
California sets statutory probate fees by law, and they scale with the gross value of the estate — not the net. Under California Probate Code §§ 10800 and 10810, both the executor and the attorney are each entitled to: 4% of the first $100,000, 3% of the next $100,000, 2% of the next $800,000, and 1% of the next $9 million.
On a $1 million estate, that means roughly $23,000 each to the executor and the attorney — $46,000 in combined statutory fees before court costs, appraisal fees, and filing expenses. For Point Loma families with real estate at current market values, those numbers add up quickly.
A properly funded living trust avoids probate entirely. That's one reason a conversation about estate planning is also, almost always, a conversation about cost.
Frequently Asked Questions from Point Loma Clients
Do I need a living trust if I already have a will?
In California, a will alone does not avoid probate — it simply directs the court on how to distribute your estate. A living trust keeps your assets out of probate entirely, which saves time, cost, and public exposure. For most Point Loma homeowners, a trust is the more practical choice, but the right answer depends on the size and structure of your estate.What happens to my Point Loma home if I die without an estate plan?
California's intestate succession laws determine who inherits, in what order, and in what proportions. Depending on your family situation, that outcome may not match your intentions. The property would also pass through probate, which is public, time-consuming, and expensive relative to a trust-based transfer.Can I still claim the Prop 19 parent-child exclusion if I missed the one-year deadline?
Generally, no. The one-year filing window is a hard deadline under current law, and missing it forfeits the exclusion for that transfer. There are limited circumstances where a late claim may be considered — contact me to discuss the specifics of your situation before assuming the opportunity is gone.How long does probate take in San Diego County?
A straightforward California probate typically takes 12 to 18 months from opening to close. Contested matters, missing heirs, creditor claims, or real estate complications can extend that timeline. Small estates that qualify under California's summary procedures can often be resolved much faster. What does a free consultation actually include? We'll talk through your situation in full — your assets, your family, your goals, and any immediate concerns. I'll give you an honest assessment of what you need and what it will cost. There's no obligation to retain me, and no pressure. If I'm not the right fit for your situation, I'll tell you that too.
Schedule a Free Consultation in Point Loma
My office is at 3667 Voltaire Street in Point Loma. Call 619.994.1215, or use the contact form to request a time. Consultations are free, no-obligation, and conducted personally — you'll speak with me, not a paralegal or intake coordinator.
