Bella Vista at Porter Ranch is one of the Toll Brothers collections in 91326, oriented toward Mediterranean-style architecture and traditional floor plans. I'm Brian Cooper, REALTOR at eXp Realty (DRE# 01434286), and I've walked Bella Vista from the model phase through the resale market that's now active in the earliest releases. This page covers the plan families, pricing, HOA and Mello-Roos, and how Bella Vista lives versus the more contemporary Skyline and Renaissance collections.
Bella Vista's place in Toll's Porter Ranch program
Toll Brothers' Porter Ranch development is built out in distinct collections — Bella Vista, Hillcrest, Westcliffe (and its Skyline line), Renaissance, and the Ridge Collection. Bella Vista carries the Mediterranean-architecture aesthetic, with stucco-and-tile elevations, arched openings, and traditional formal-room layouts to a greater degree than the more contemporary collections.
Bella Vista lots sit on the master-planned hillside, with access through private streets connecting to Porter Ranch Drive and Sesnon Boulevard. Recreation amenities are shared with the broader Toll Porter Ranch community.
Plan families at Bella Vista
Bella Vista plans run roughly 2,900 to 4,000 sq ft across the active phases. Each plan family includes multiple elevations — Mediterranean, Spanish, and Tuscan variants are the typical choices. Two-story plans dominate, with primary suites on the upper level on most plans and the gourmet kitchen opening to a great room downstairs.
Formal rooms — separate dining room and formal living room or study — appear more consistently in Bella Vista than in the contemporary collections. Buyers who want traditional entertaining flow rather than the all-open contemporary great room gravitate toward Bella Vista for that reason.
| Plan tier | Approx sq ft | Beds / baths |
|---|---|---|
| Smaller Bella Vista | 2,900 - 3,300 | 4 bd / 3.5-4 ba |
| Mid Bella Vista | 3,300 - 3,700 | 4-5 bd / 4.5 ba |
| Larger Bella Vista | 3,700 - 4,000 | 5 bd / 5 ba |
Pricing — base and as-built
Base pricing on active Bella Vista phases in May 2026 typically runs $1.6M to $2.4M depending on plan. Lot premiums and design center selections push as-built closing prices into the $1.85M to $2.7M range. Toll's design center will up-spec the home meaningfully — flooring, slab counters, additional cabinetry, structural California room, gourmet kitchen, secondary suite options.
Earlier-phase Bella Vista resale homes show on the MLS periodically. These often offer landscaped yards, completed window treatments, and design choices already made — sometimes at a price that pencils favorably against a base-plus-options new build once you account for what you'd actually do to the new build.
HOA and Mello-Roos detail
HOA dues at Bella Vista typically run $300 to $400 per month as of May 2026. Coverage typically includes private streets, common landscape, the recreation amenity, and reserves. Front-yard maintenance varies by phase — confirm in the CC&Rs.
Bella Vista CFD Mello-Roos generally falls in the $3,000 to $4,800 per year range, somewhat below the newest Renaissance phases because Bella Vista is earlier in its bond amortization on some releases and the per-parcel bond sizing differs by phase. Pull the parcel's CFD statement and check the remaining term.
Bella Vista versus Hillcrest, Westcliffe, Renaissance
Bella Vista is the traditional-architecture answer in Toll's Porter Ranch lineup. Hillcrest sits in a middle-elevation position with somewhat tighter lots. Westcliffe and Skyline push the contemporary aesthetic. Renaissance is the upper tier — newest phases, largest square footage, highest base pricing, and the highest CFD taxes.
Tour all four if you can before deciding. Differences are real in person — elevation, formal-room presence, primary-suite position, kitchen-island length, and the outdoor California room layout each affect day-to-day living.
Resale Bella Vista — what's on the market
The earliest Bella Vista phases now have active resale inventory periodically. Resale pricing varies meaningfully by phase — homes from the first release have higher absolute appreciation and finished yards, while more recent phases are still trading closer to as-built cost.
Resale buyers inherit the existing CFD Mello-Roos schedule (a few years already paid down), HOA history, and original design choices. New construction lets you select; resale lets you see the actual finished product. Cost-wise the two often pencil within $50K-$100K of each other.
Diligence checklist for Bella Vista buyers
Whether buying new construction or resale in Bella Vista, the diligence list is the same.
- Parcel CFD Mello-Roos amount and remaining bond term
- Lot premium broken out of total price
- Phase-specific HOA documents
- Toll warranty status (new) or warranty transfer (resale)
- LAUSD School Finder address-specific assignment
- Aliso Canyon disclosure packet
- Reserve study and any pending HOA assessments
Frequently Asked Questions
What is Bella Vista at Porter Ranch?
Bella Vista is one of the Toll Brothers single-family home collections at Porter Ranch (ZIP 91326), oriented toward Mediterranean and Spanish-style architecture and traditional floor-plan layouts. Plans run roughly 2,900 to 4,000 sq ft. The community sits within the broader master-planned Toll Porter Ranch development on the north hillside of the San Fernando Valley.
How much do Bella Vista homes cost?
Base pricing on active Bella Vista phases in May 2026 typically runs $1.6M to $2.4M. As-built closing prices land in the $1.85M to $2.7M range once lot premiums and design center selections are included. Resale phases vary by release year — pull comps for the specific phase you're targeting.
What's the HOA at Bella Vista Porter Ranch?
HOA dues typically run $300 to $400 per month as of May 2026. Coverage typically includes private streets, common landscape, the recreation amenity, and reserves. Some phases also include front-yard maintenance. Pull the CC&Rs and reserve study for the specific phase before close.
What's the Mello-Roos on Bella Vista lots?
Bella Vista CFD Mello-Roos generally runs $3,000 to $4,800 per year per parcel as of May 2026, billed on the LA County property tax bill. The bond structure typically amortizes over 30 years from issuance. Confirm the parcel-specific amount and remaining term with the County or title.
What schools does Bella Vista feed?
Most Bella Vista addresses route to Castlebay Lane Elementary, Frost Middle, and Granada Hills Charter High School inside LAUSD. Boundaries are address-specific and have shifted historically — always confirm with LAUSD's School Finder for the specific parcel before relying on it.
Is Bella Vista more traditional than Skyline?
Yes. Bella Vista carries Mediterranean and Spanish-style architecture with more formal interior rooms (separate dining, formal living or study) on many plans. Skyline and Renaissance lean contemporary with open great-room layouts. The architectural and plan differences are the primary way to choose between them.
Should I buy new construction or resale Bella Vista?
Both work — resale typically offers landscaped yards and completed window treatments and design choices, plus a CFD a few years into amortization. New construction offers warranty and design-center selection. Pricing often pencils within $50K to $100K either direction once you account for what you'd add to a new build. Tour both.
