Bellagio at Porter Ranch is the guard-gated community within 91326 — a smaller, controlled-access tract with its own architectural standards, HOA structure, and price band. I'm Brian Cooper at eXp Realty (DRE# 01434286), and I've represented buyers and sellers in Bellagio. This page covers what makes Bellagio distinct from the rest of Porter Ranch — the gate, the floor plans, the HOA fee level and what it actually covers, school assignment, and how Bellagio compares to the open-access older tracts and the Toll hillside communities.
What Bellagio at Porter Ranch is
Bellagio at Porter Ranch is a guard-gated residential community within the broader Porter Ranch master plan. The gate provides 24/7 controlled access via a staffed entry. The community covers a finite tract with a fixed number of single-family homes built primarily in the late 1990s through early 2000s.
Architecturally, Bellagio carries Mediterranean and Tuscan styling consistent with the upscale tract product of that era — stucco-and-tile, formal entries, large kitchens, primary suites typically on the main level or upper level depending on plan.
Floor plans and lot sizes
Bellagio homes typically run 3,000 to 4,500 sq ft across the various plans, with 4-5 bedrooms, 3-4.5 bathrooms, and 3-car garages. Lot sizes typically run 8,000 to 12,000 sq ft — closer in size to the older Porter Ranch Estates lots than the tighter Toll Renaissance product.
Many Bellagio homes have pools — the larger lot sizes accommodate them, and the original buyer demographics frequently installed them. Resale Bellagio with pool is a common configuration.
| Attribute | Bellagio (typical) |
|---|---|
| Era | Late 1990s - early 2000s |
| Sq ft range | 3,000 - 4,500 |
| Lot size | 8,000 - 12,000 sq ft |
| Beds / baths | 4-5 bd / 3-4.5 ba |
| HOA dues | $350 - $500/mo |
| Mello-Roos | Modest or none on most parcels |
| Price range (May 2026) | $1.8M - $2.8M |
HOA — what the gate buys you
Bellagio HOA dues typically run $350-$500/month, higher than most Porter Ranch HOAs because the dues cover the staffed guard gate, gated infrastructure, common-area landscape, perimeter walls, and reserves. Some homes have additional sub-HOA structures for specific tract amenities.
Pull the CC&Rs, budget, and reserve study for the specific home during due diligence. The gate is a real ongoing cost — staffing, equipment, infrastructure — and the reserves need to be adequate to maintain it. Underfunded reserves are a yellow flag in any gated community.
School assignment
Most Bellagio addresses route to Castlebay Lane Elementary, Frost Middle, and Granada Hills Charter High School inside LAUSD. Confirm with LAUSD's School Finder for the specific street address — perimeter parcels can route differently.
Granada Hills Charter HS is a meaningful driver of Bellagio resale value, as it is across most of Porter Ranch.
Pricing dynamics — gated premium
Bellagio typically trades at a modest premium versus equivalent square footage in non-gated Porter Ranch tracts of similar vintage. The premium reflects the gate and the architectural-control standards more than absolute home quality.
Resale Bellagio in May 2026 typically prices $1.8M-$2.8M depending on size, condition, and pool/no-pool. Comps are most useful when pulled within Bellagio itself rather than against the broader Porter Ranch market — the gated structure makes it a distinct sub-market.
What to verify on a Bellagio purchase
Bellagio buyers should walk through a specific diligence list given the gated structure and the HOA scale.
- HOA dues, CC&Rs, budget, and reserve study (gate operation is a real ongoing cost)
- Recent or pending HOA special assessments
- Gate operation hours and staffing arrangement
- Any sub-HOA structures for specific tract amenities
- Mello-Roos status (most parcels carry modest or none — verify)
- LAUSD School Finder confirmation
- Home inspection — pool/spa equipment, HVAC, roof age
- Aliso Canyon disclosure packet
Selling a Bellagio home
Sellers in Bellagio benefit from the gate-driven demand pool — buyers seeking gated specifically tend to focus their search and pay a small premium. Pricing strategy should reflect comps pulled within the community.
Staging matters in Bellagio — the architectural era carries certain expectations. Updated kitchens and primary baths command meaningful premiums; original 2002-era kitchens often hold the price down even on a well-maintained home.
Frequently Asked Questions
Is Bellagio at Porter Ranch gated?
Yes. Bellagio at Porter Ranch is a guard-gated community with 24/7 controlled access via a staffed entry. The gate is one of the defining features of the community — it's why the HOA dues run higher than most Porter Ranch HOAs and why Bellagio trades at a modest premium versus equivalent non-gated tracts.
How much are Bellagio homes?
Bellagio homes in May 2026 typically price $1.8M-$2.8M depending on size, condition, lot, and pool. Plans run 3,000-4,500 sq ft on 8,000-12,000 sq ft lots. Comps are most useful when pulled within Bellagio itself given the distinct sub-market dynamics.
What's the HOA at Bellagio?
Bellagio HOA dues typically run $350-$500 per month. Coverage typically includes the staffed guard gate, gated infrastructure, common-area landscape, perimeter walls, and reserves. Some homes have additional sub-HOA structures. Pull the CC&Rs, budget, and reserve study before close.
Does Bellagio have Mello-Roos?
Most Bellagio parcels carry modest or no CFD Mello-Roos special tax. Verify on the LA County property tax bill for the specific parcel — a small number of parcels may carry residual or unrelated assessments. The absence of significant CFD is one of the cost advantages versus newer Toll construction.
What schools does Bellagio feed?
Most Bellagio addresses route to Castlebay Lane Elementary, Frost Middle, and Granada Hills Charter High School inside LAUSD. Always confirm with LAUSD's School Finder for the specific street address — boundaries are address-specific.
Is Bellagio a good gated alternative to Toll Renaissance?
Both are valid Porter Ranch upper-tier options with different trade-offs. Bellagio offers the guard gate, larger lots typically, late-1990s/early-2000s architecture, modest or no Mello-Roos. Renaissance offers contemporary architecture, smaller lots, meaningful Mello-Roos, and Toll warranty. Tour both before deciding.
How active is the Bellagio resale market?
Bellagio is a finite community so inventory is naturally limited — a handful of homes typically active or pending at any given time. The limited inventory supports pricing but also means buyers may need patience to find the right specific home.
