Mello-Roos (CFD) assessments in Simi Valley typically range from $1,500 to $4,500 per year, depending on which Community Facilities District your home falls in. Big Sky has active CFDs of approximately $2,500-$4,500/year. Sycamore Grove and Aldea have approximately $1,600-$2,200/year. Wood Ranch CFDs are mostly paid off but verify per parcel. Most older central Simi neighborhoods (Tamarack, Strathearn, Whitfield) predate the 1982 Mello-Roos legislation and have no CFD.
Why this question matters
Mello-Roos is a special tax authorized under California's 1982 Community Facilities Act (Mello-Roos Community Facilities Act). It funds infrastructure, schools, parks, and public services in newer developments. The tax is levied as part of the property tax bill and is in addition to the Prop 13 base rate.
Whether a specific Simi Valley home has Mello-Roos depends on (1) when the development was built (most are post-1985), and (2) which CFD the parcel is in. The same neighborhood can have different CFD amounts for different phases.
Always verify the actual Mello-Roos amount via the most recent property tax bill or the Ventura County Assessor's parcel-detail page before contingency removal. Listing-sheet 'taxes' figures often quote only the base 1% rate.
Which Simi Valley neighborhoods have Mello-Roos
Active CFD assessments in Simi Valley: Big Sky (~$2,500-$4,500/year, varies by sub-tract), Sycamore Grove (~$1,600-$2,200/year), Aldea (~$1,600-$2,000/year), Long Canyon and some Wood Ranch sub-tracts (varies, many paid off). Neighborhoods with no Mello-Roos: Tamarack, Strathearn, Whitfield Estates, Oakcrest, The Knolls, most of central Simi.
How Mello-Roos differs from regular property tax
Regular property tax under Prop 13 is 1% of assessed value, with assessed value tied to purchase price and growing at most 2% per year. Mello-Roos is a flat or graduated special tax that funds specific infrastructure and does not scale with assessed value the same way. Mello-Roos bonds typically run 30-40 years; once paid off, the assessment ends.
How to verify the exact Mello-Roos for a specific address
Pull the current property tax bill from the Ventura County Assessor's online lookup. The bill itemizes the base tax, voter-approved bonds, and any CFD/Mello-Roos line items. The seller's disclosure package in escrow should also include the most recent tax bill.
How Mello-Roos affects affordability
A $3,000/year Mello-Roos assessment adds $250/month to the carrying cost of the home. On a $1.2M Big Sky home, that's roughly a 4% increase in total monthly payment vs the same home without Mello-Roos. For buyers stretching the budget, this can be the difference between qualifying and not qualifying for the loan.
Frequently Asked Questions
How much is Mello-Roos in Simi Valley?
Mello-Roos (CFD) assessments in Simi Valley typically range from $1,500 to $4,500 per year, depending on which Community Facilities District your home falls in. Big Sky has active CFDs of approximately $2,500-$4,500/year. Sycamore Grove and Aldea have approximately $1,600-$2,200/year. Wood Ranch CFDs are mostly paid off but verify per parcel. Most older central Simi neighborhoods (Tamarack, Strathearn, Whitfield) predate the 1982 Mello-Roos legislation and have no CFD.
