Beyond the purchase price, FivePoint Valencia homes carry HOA dues and Mello-Roos special taxes that materially affect your monthly cost. This guide explains how each works and why you must verify them per parcel.
At FivePoint Valencia, your true monthly cost includes HOA dues plus Mello-Roos (CFD) special taxes that vary by tract and parcel. There is no single figure to quote, and SCV Mello-Roos is typically higher than Ventura County. Confirm both from current builder disclosures and the parcel's tax records. The Brian Cooper Real Estate Team serves the Santa Clarita Valley from our Simi Valley headquarters.
Two separate ongoing costs
HOA dues fund shared community amenities and maintenance and are set by the association. Mello-Roos special taxes are levied by a Community Facilities District to repay bonds for infrastructure like roads, schools, and utilities, and they appear on the property tax bill separately from the 1% base rate.
Why Mello-Roos varies
In the Santa Clarita Valley, Mello-Roos (Community Facilities District) special taxes are often materially higher than what buyers see in Ventura County, and the amount varies tract by tract. There is no single SCV figure to quote. The only reliable way to know the annual special-tax burden is to review the specific parcel's tax bill and the CFD disclosures the builder must provide. We verify this per parcel before you commit.
How to find the real numbers
- Ask the builder for the CFD disclosure and the estimated annual special tax for the specific homesite.
- Review the parcel's property tax records once an APN is assigned.
- Confirm current HOA dues and any sub-association tied to the homesite.
- Add both to your monthly budget alongside principal, interest, taxes, and insurance.
Why this matters for affordability
Two homes at the same price can have very different monthly costs once HOA and Mello-Roos are included. We build a full monthly-cost picture before you commit so there are no surprises.
Independent verification
On-site builder staff provide disclosures, but as your independent agent we confirm the figures against actual tax records and explain how they affect your budget and resale. The Brian Cooper Real Estate Team serves the Santa Clarita Valley from our Simi Valley headquarters.
Frequently Asked Questions
How much is Mello-Roos here?
There is no single figure. In the SCV, Mello-Roos special taxes are typically higher than in Ventura County and vary by tract and parcel. Review the specific parcel's tax bill and the builder's CFD disclosures to learn the actual annual amount before you commit.
Do Mello-Roos taxes ever go away?
CFD special taxes are typically levied for a set term tied to the bonds, which can run many years. Some have escalation provisions. Review the specific CFD disclosure for the term and any annual increases for your parcel.
Are HOA dues and Mello-Roos the same thing?
No. HOA dues are paid to the homeowners association for amenities and maintenance. Mello-Roos is a special tax on the property tax bill that repays infrastructure bonds. You may owe both.
Is FivePoint Mello-Roos higher than Ventura County?
Generally, SCV Mello-Roos tends to run higher than Ventura County, but it varies by tract and parcel. Verify the actual figure for the specific homesite rather than assuming.
What about interest rates and builder buydowns?
As a general 2026 reference, conventional 30-year rates have run roughly in the 6.5%-7.0% range, and builders sometimes offer rate buydowns that can reach into the high 4s on specific quick-move-in homes through their preferred lender. These offers change frequently and have conditions; verify current terms with the builder and compare against an outside lender.
Are the prices and phases on this page current?
No. This page is general guidance only and intentionally avoids quoting prices, phase availability, floor-plan sizes, completion dates, or incentive specifics, because they change constantly. Confirm all current details directly with the builder.
