Ron Denhaan, Realtor (949) 290-3263. Orangw County real estate specialist.
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Homes for sale with no Mello Roos, Orange County, CA

Mello Roos Taxes and Assessments 

Note: The links below were modified to display homes with a build date before Mello Roos was widely enacted. While this is generally sufficient, it is not 100% guaranteed to be accurate. Please feel free to contact me to verify the Mello Roos status of any home. New feature Just added - Homes with no HOA dues! 

If you would like a list of homes with no Mello Roos or HOA dues, please click on the e-mail link here and I will send you a custom list of homes!

What is Mello Roos?

Mello-Roos is the common name for the Community Facilities District Act, enacted by the California Legislature in 1982. The name comes from its co-authors, Senator Henry Mello of the Monterey area and Los Angeles assemblyman Mike Roos. Mello-Roos enabled ÔCommunity Facilities Districts (CFDÔs) to be established by local government agencies as a means of obtaining community funding. When California Proposition 13 passed in 1978, it limited the ability of local governments to use property taxes to construct public facilities and services. As a result, new ways to fund public improvements in respective locales were considered. Mello Roos assessments are typically found in newer home developments. Older homes (usually those built prior to 1990) have no Mello Roos assessments, even though newer homes in the same city may have them. Mello Roos fees may add thousands of dollars to your annual property tax bill, so it's quite common for me to receive requests for homes for sale without Mello Roos, and in same cases, without HOA dues. 

Mello Roos District

A Mello-Roos District is an area where a special tax is imposed on those real property owners within a Community Facilities District. This district has chosen to seek public financing through the sale of bonds for the purpose of financing certain public improvements and services. These services may include streets, water, sewage and drainage, electricity, infrastructure, schools, parks and police protection to newly developing areas. The tax you pay is used to make the payments of principal and interest on the bonds. Mello-Roos taxes cannot be deducted if they are assessed to fund local benefits and improvements that tend to increase the value of your property. Mello-Roos taxes may appear on annual county property tax bill with other deductible property taxes. That does not mean one can deduct the Mello-Roos taxes. One may only be able to deduct a portion of the total property tax shown on your bill.

 Search for homes with No Mello Roos

Many people do not like Mello Roos fees, and prefer to live in an area free of this assessment. The following links will help you find homes for sale in Orange County, CA that are free of Mello Roos assessments. In general, older areas in each community have no Mello Roos assessments while newer areas usually do.  Wagon Wheel homes have subsidized Mello Roos assessments, so the fees are much lower than in comparable neighborhoods. Many homes in Coto de Caza have no Mello Roos.The newer homes that do have it, have a subsidized Mello Roos like Wagon Wheel, so it is very low. 

Note: If you would like a custom list of homes with no Mello Roos or no HOA dues, e-mail me here  Please also specify the cities you are interested in, price range, and any other relevant information.  

* Many Coto de Caza homes have no Mello Roos while others have a very low Mello Roos

** Many Wagon Wheel homes have a very low Mello Roos

How is Mello Roos paid?

It is attached to your property tax bill if your home is in a Mello Roos District. This is an example of Mello Roos assessments on a property tax bill (highlighted in yellow). Mello Roos is paid twice per year with your property tax bill. 

Parcel No.: xxx-xx-xxx
Description/Service Agency Phone No. Tax Rate
Value Base Amount
(Rate x Value)
A1 BASIC LEVY RATE 1.00000 $981,617.00 $9,816.17
A1 CAP USD ID1 99 BD 01 0.00468 $981,617.00 $45.93
A1 METRO WATER D-MWDOC 0.00450 $981,617.00 $44.18
A1 CAP USD ID1 99 BD 00 0.00293 $981,617.00 $28.76
A1 CAP USD ID1 99 BD 02 0.00258 $981,617.00 $25.32
BA MOSQ,FIRE ANT ASSMT (800)273-5167 $5.14
B3 VECTOR CONTROL CHG (800)273-5167 $1.92
C7 MWD WATER STDBY CHG (866)807-6864 $10.08
Q4 MELLO-ROOS Q4 (949)858-0277     $1,839.94
Q6 MELLO-ROOS Q6 (949)858-0277     $2,220.76
Total Tax: $14,038.20

How long do Mello-Roos fees (bonds) last and how can I find out how many years are left on a bond?

Mello-Roos fees may be levied only as long as they are needed to pay off the bonds. The bonds average between 15 to 40 years, depending on the community. The bad news is, some of the districts have the right to renew the Mello-Roos assessment, if needed. The only way find out the remaining duration of a bond is to call the phone number for the Mello Roos district. This is listed on the tax bill (see example above). 


Where can I find the Mello Roos assessments for a particular home or property?

How can I look up the Mello Roos on a particular home or how can I find out if a house has a Mello Roos fee? ? Go to the Orange County Property Tax web site and key in the address or parcel number. Click on the parcel number link a few times until you see a link labeled "view original bill". You will see any Mello Roos assessments, if they apply, on this bill (see example of bill, above). You can also call or write me with the address or MLS number of the property and I'll be glad to check for you! 

Happy homebuyers 


New feature Search for homes with No HOA dues

New feature Just added! Homes in Orange County, CA with no primary HOA or association. Search for homes in South, North, or beach and coastal areas of Orange County, CA. If you would like a list of homes with no HOA dues in a particular city, just call or write and I'll send you a list. FYI: all condos and town homes will have an HOA, so this only applies to single-family homes. If you don't see a city listed in the links below, it means the whole area has a general HOA. This would include cites and areas like Ladera Ranch, Coto de Caza, Dove Canyon, Rancho Santa Margarita, Rancho Mission Viejo, etc. 

f you would like a list of homes with no Mello Roos and no HOA dues, please click on the e-mail link here and I will send you a custom list of homes!

South Orange County - No HOA North Orange County - No HOA Beach and coastal areas - No HOA


Note: CA Proposition 19 can help seniors keep their existing property tax base, and move it to their new home! Check out this web page for more information! CA Proposition 19


Related links:

I will be glad to help you purchase a home in Orange County, CA. I can provide you with property tax, Mello Roos, and homeowner association (HOA) dues information for any community or individual property. Call me at (949) 290-3263. If you are looking for a home with low or no HOA dues or homeowner's  association, please call me. I will have a new web page on the site very soon!




DRE# 01728866

Ron Denhaan


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