Bellagio at Porter Ranch is one of Porter Ranch's distinct sub-neighborhoods, with its own builder history, lot size profile, school zone, and price band. This page covers what Bellagio at Porter Ranch is, who built it, what homes there typically trade for, the HOA and Mello-Roos exposure, the schools serving it, and the inspection items that come up most often in resale. The data is current as of May 2026.
Where Bellagio at Porter Ranch sits in Porter Ranch
Bellagio at Porter Ranch is a gated luxury Toll Brothers community built between 2000 and 2010. Larger floor plans, gated security, master-plan amenities.
The neighborhood is approximately at coordinates 34.282, -118.560. Major roads and freeway access vary by exact location — verify commute times to your specific work address before committing.
For the Porter Ranch master infrastructure (trash, street maintenance, public safety) the City handles things. Schools for this neighborhood: Castlebay Lane Elementary · Frost Middle · Granada Hills Charter HS (LAUSD).
Builder, era, and floor plans
Bellagio at Porter Ranch was built primarily by Toll Brothers and others between 2000–2010. Floor plans typically run Two-story 3,200–5,200 sqft. Lots are typically 7,000–14,000 sqft.
What this tells you in resale: era-typical foundations, dual-pane windows by the 1990s, slab construction on most newer product, raised foundation on some older. Original kitchens may still be in place or may have been remodeled — review the property's disclosure history and inspection record.
For new buyers, the key inspection items by era are typical: roof condition (concrete tile 50+ years, composition shingle 20-25), HVAC age, water heater (replace with tankless if not already done), and any galvanized supply lines on the older end.
Recent sale comps — what Bellagio at Porter Ranch has been trading at
As of May 2026, the median price in Bellagio at Porter Ranch is approximately $1,685,000 (May 2026), with the typical range running $1.4M–$2.2M. Days on market tracks the broader Porter Ranch market.
Price-per-square-foot generally falls in the same band as broader city pricing, though view lots, course-adjacent lots, and renovated kitchens push the upper end. Original-condition homes in older finishes typically trade at a 5-12% discount to remodeled comps.
| Plan size | Typical sale range | Comments |
|---|---|---|
| Smaller / single-story | Lower end of price range | Often quickest to sell |
| Mid two-story | Mid-band | Most common product |
| Larger two-story | Upper-mid band | Larger lots premium |
| Custom or view lots | Top of range | Limited inventory |
HOA, Mello-Roos, and ongoing costs
HOA: $280–$420/mo. Mello-Roos: Approx $2,200–$3,400/yr. Always verify the current Mello-Roos assessment via the County Assessor before contingency removal — the assessment varies by parcel and can change as bonds are paid down.
Property tax base rate is the California Prop 13 1% plus voter-approved bonds (typically pushing the effective rate to ~1.10-1.30%) plus Mello-Roos if applicable. On the median home, total monthly property tax impound runs roughly 1% of price per year divided by 12, plus any Mello-Roos.
Schools serving this neighborhood
Bellagio at Porter Ranch schools: Castlebay Lane Elementary · Frost Middle · Granada Hills Charter HS (LAUSD). School zoning by address can change with boundary adjustments — verify the specific address with the district's official lookup tool before relying on the assignment.
Per the CA School Dashboard's 2024 rating year, schools in this district range across the standard state indicators. Each school has its own profile — the CA Dashboard at caschooldashboard.org has the detail.
For families considering private school as an alternative, the nearest options depend on location — many Porter Ranch families consider Christian and Catholic schools in adjacent neighborhoods.
Common buyer scenarios for Bellagio at Porter Ranch
Bellagio fits luxury buyers wanting Porter Ranch with gating, larger floor plans, and Granada Hills Charter HS.
Other typical scenarios that come up: commuters who work in the LA basin and want a reverse-commute pattern; move-up buyers who built equity in starter product and want larger floor plans; downsizers from larger product who want lower maintenance; relocators from adjacent communities wanting similar climate and a different school district.
For each scenario, the specific neighborhood within the city that fits best depends on the trade-offs the buyer is making — yard size, HOA, Mello-Roos, walkability, view, age of home, and condition.
Inspection items specific to this era of build
For Bellagio at Porter Ranch homes built in the 2000–2010 era, the inspection items that come up most often are: roof condition, HVAC age, original water heater, slab moisture (or raised-foundation venting if applicable), original pool equipment, and any signs of slab settling on post-tension foundations.
Older end of the build range: check for original galvanized supply lines (rare but worth checking), original electrical panels (FPE Stab-Lok panels are a known fire hazard — replacement quotes are $2,500-$4,500), and original sewer lateral (clay tile is failure-prone; cast iron is better).
Newer end (2010+): check the post-tension slab certificate, builder warranty status, and any active CFD assessment changes.
What I tell clients shopping Bellagio at Porter Ranch
What I tell clients: Bellagio at Porter Ranch is a real neighborhood with real trade-offs. If the trade-offs match what you want — the lot size, the school zone, the HOA structure, the price range — then it's the right fit. If you're stretching the budget to get into a tract that doesn't actually fit how you live, you'll regret it inside two years.
I work with buyers and sellers on these decisions every day. The best meetings are the ones where we walk through the trade-offs honestly and you decide based on what fits your situation, not on what the listing sheet says.
Frequently Asked Questions
What is the median home price in Bellagio at Porter Ranch?
As of May 2026, the median home price in Bellagio at Porter Ranch is approximately $1,685,000 (May 2026). The typical sale range is $1.4M–$2.2M depending on floor plan size, lot, and condition. Verify current pricing with a live MLS search at the time you're shopping.
Does Bellagio at Porter Ranch have an HOA?
HOA in Bellagio at Porter Ranch: $280–$420/mo. Verify the current HOA dues amount and the most recent reserve study via the listing agent before contingency removal.
Does Bellagio at Porter Ranch have Mello-Roos?
Mello-Roos in Bellagio at Porter Ranch: Approx $2,200–$3,400/yr. The exact CFD assessment varies by parcel and can change as bonds are paid down. Verify via the County Assessor or the current property tax bill.
What schools serve Bellagio at Porter Ranch?
Bellagio at Porter Ranch schools: Castlebay Lane Elementary · Frost Middle · Granada Hills Charter HS (LAUSD). School zoning by specific address can change with boundary adjustments — verify with the district's lookup tool for the authoritative address-level assignment.
When was Bellagio at Porter Ranch built?
Bellagio at Porter Ranch was built primarily by Toll Brothers and others between 2000–2010. Floor plans typically run Two-story 3,200–5,200 sqft.
What is the typical lot size in Bellagio at Porter Ranch?
Lots in Bellagio at Porter Ranch are typically 7,000–14,000 sqft. Lot size affects price meaningfully — larger lots and view lots trade at a 10-25% premium over standard tract lots in the same floor plan.
Is Bellagio at Porter Ranch a good fit for a first-time buyer?
Bellagio fits luxury buyers wanting Porter Ranch with gating, larger floor plans, and Granada Hills Charter HS.
How long do homes in Bellagio at Porter Ranch take to sell?
Days on market in Bellagio at Porter Ranch tracks the broader Porter Ranch average as of May 2026. Well-priced and remodeled product typically sells faster; original-condition homes may take 30-45 days.
