Mello-Roos Calculator
Buying in a newer development? See what the Mello-Roos special tax adds up to before it ends.
Mello-Roos is a special tax on homes inside a Community Facilities District, billed on top of the regular property tax. It is a set dollar amount, not a percentage of value. For homes, state law lets it rise at most 2% a year and requires an end date. There is no statewide amount: find yours on the tax bill or the seller's Notice of Special Tax.
Enter this year's special tax from the property tax bill (it's usually labelled "CFD" or "special tax") and the years left until the district's final tax year.
Mello-Roos Calculator
Total Mello-Roos Left to Pay
Per Month Now
Total Tax Rate With It
| Year | Special tax |
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How this is calculated
Each year's tax is this year's amount increased by the escalator, compounded, until the final tax year. At the 2% maximum, $3,000 a year becomes $4,825 in year 25, for a total of about $96,091 over 25 years.
The total tax rate adds the special tax to the regular ad valorem tax (the 1% general levy plus voter-approved debt, using the county's average rate for 2024-25). Your parcel's own rate is on its tax bill.
What state law guarantees for homes (Government Code 53321(d)):
- The maximum special tax is a dollar amount set when the parcel first became subject to it.
- It can rise by no more than 2% a year.
- The district must name a final tax year for the tax that pays for facilities.
- Other owners' delinquencies can't raise your tax more than 10% above what it would otherwise be.
Some districts let owners prepay and permanently satisfy the tax, and some levy a separate tax for ongoing services that works differently. The district's rate and method of apportionment has the details.
Frequently Asked Questions
What is Mello-Roos?
A special tax charged on property inside a Community Facilities District (CFD), created under the Mello-Roos Community Facilities Act of 1982. It pays for things like roads, schools, parks and services in newer developments. It appears as a separate line on your county property tax bill and is not based on your home's value.
How much can Mello-Roos go up each year?
For homes, the maximum special tax is a fixed dollar amount set when the parcel first became subject to it, and it can rise by no more than 2% a year (Government Code 53321(d)).
Does Mello-Roos ever end?
For residential parcels, yes. The district's resolution must name a final tax year after which the special tax for facilities stops. Taxes for ongoing services can be set up differently, so check your district's rate and method of apportionment.
How do I find out if a home has Mello-Roos?
Look for a special tax or CFD line on the property tax bill, or ask the county tax collector. When you buy, the seller must give you a Notice of Special Tax disclosing the district and the tax.
Can my Mello-Roos go up if neighbors don't pay?
Only a little. State law says the tax on a home can't be raised by more than 10% above what it would otherwise be because other owners in the district are delinquent.
This tool provides an educational estimate only. The amount, escalator and end year are set by each district; the county tax collector or the district's special tax consultant can confirm them.