Moorpark Highlands is the large master-planned community off Spring Road in the northern part of Moorpark — roughly 600 homes built out in phases over the years by several builders. If you're considering a Highlands home, the three things that most affect your decision and your monthly budget are the builder history (which determines floor plans and quality tiers), the HOA structure, and the Mello-Roos special tax. This guide lays out each, with the verification steps that matter.
Builder history (and why it matters)
Moorpark Highlands wasn't built by a single builder in a single phase, which is why floor plans, lot sizes, and finish levels vary across the community. The development began as a Pardee Homes community, with home designs approved by the City of Moorpark. Pardee later sold the development, and the approved designs passed to KB Home, which built a small number of homes. Toll Brothers then acquired the property and developed "The Pinnacle at Moorpark Highlands," adding luxury floor plans and re-plotting parts of the community to accommodate them.
For a buyer, this history is practical, not trivia: it means a "Moorpark Highlands home" can be a Pardee-era design, a KB home, or a Toll Brothers Pinnacle home, each with different layouts, lot characteristics, and resale positioning. When you compare two listings in the Highlands, identify which builder and phase each came from before you compare price per square foot.
HOA structure
Moorpark Highlands homeowners typically pay two separate HOA dues: a master association covering the broader community, plus a sub-association for their specific section (for example, the Pinnacle association). Combined dues have commonly run around $240 per month (roughly $95 master + $145 sub-association), though amounts change over time and by section. As with any HOA purchase, request the current dues, the CC&Rs, the budget and reserve study, and any special-assessment history for the specific home before you remove your HOA-review contingency.
The Mello-Roos special tax
Moorpark Highlands carries a Mello-Roos Community Facilities District (CFD) special tax from the City of Moorpark. The bonds funded the community's streets, sidewalks, storm drains, and related infrastructure. Historically, the annual amount has ranged roughly $2,100 to $3,600 per home depending on floor plan, and the levy has been scheduled to continue until the bonds are repaid around 2038.
| Item | Typical figure (verify per home) |
|---|---|
| Mello-Roos annual range | ~$2,100–$3,600 by floor plan |
| Approx. scheduled payoff | ~2038 (bond term) |
| HOA dues (combined) | ~$240/month (master + sub-association) |
Because the Mello-Roos amount and remaining term vary by parcel and change over time, the only authoritative figures come from the parcel-specific Ventura County property-tax bill and the seller's Notice of Special Tax. Two Highlands homes at the same price can carry meaningfully different monthly costs once Mello-Roos and HOA are added — so compare total carrying cost, not list price alone. See my Mello-Roos explainer for how the special tax works in general.
Is there still new construction?
Moorpark Highlands is largely built out, so new-construction inventory is limited and most purchases are resales of Pardee, KB, or Toll Brothers homes. If you specifically want a brand-new Highlands home, confirm current availability directly — phases and any remaining builder inventory change, and "available" can mean a quick-move-in resale rather than a buildable lot. I track Highlands listings as they come up and can tell you what is actually on the market today.
Who Moorpark Highlands fits
The Highlands fits buyers who want a newer, master-planned Moorpark neighborhood with community amenities and a range of floor plans, and who can budget the combined HOA-plus-Mello-Roos carrying cost. It is a less natural fit for buyers who specifically want an older, no-HOA, no-Mello-Roos Moorpark home — those exist elsewhere in the city. The deciding move is to compare a Highlands home's true all-in monthly cost against an older Moorpark alternative, and to confirm the builder, HOA, and Mello-Roos specifics for the exact address.
Frequently asked questions
What is Moorpark Highlands?
Moorpark Highlands is a roughly 600-home master-planned community off Spring Road in the northern part of Moorpark (ZIP 93021). It was built in phases by several builders over time — originally Pardee Homes, then KB Home, and then Toll Brothers, whose 'The Pinnacle at Moorpark Highlands' added the community's luxury tier.
Who built Moorpark Highlands?
Multiple builders over time. The development began as a Pardee Homes community, the approved designs later passed to KB Home, and Toll Brothers subsequently developed 'The Pinnacle at Moorpark Highlands,' adding luxury floor plans. That's why floor plans, lot sizes, and finish levels vary across the community — identify which builder and phase a given home came from before comparing prices.
How much is the Mello-Roos in Moorpark Highlands?
Moorpark Highlands carries a City of Moorpark Mello-Roos (CFD) special tax that historically has ranged roughly $2,100 to $3,600 per home per year depending on floor plan, tied to bonds scheduled to be repaid around 2038. The only authoritative figure is the parcel-specific Ventura County tax bill and the seller's Notice of Special Tax for the address.
What are the HOA dues in Moorpark Highlands?
Homeowners typically pay two HOA dues — a master association plus a sub-association for their section — commonly around $240 per month combined (roughly $95 master + $145 sub-association). Amounts change over time and by section, so request the current dues, CC&Rs, budget, reserve study, and special-assessment history for the specific home.
Is there still new construction in Moorpark Highlands?
The community is largely built out, so new-construction inventory is limited and most purchases are resales of Pardee, KB Home, or Toll Brothers homes. If you specifically want a brand-new home, confirm current availability directly, since remaining builder inventory and phases change.
How do I compare a Moorpark Highlands home to an older Moorpark home?
Compare total carrying cost, not list price. A Highlands home adds combined HOA dues (about $240/month) plus a Mello-Roos special tax (~$2,100-$3,600/year), which an older non-HOA, non-Mello-Roos Moorpark home may not have. Two homes at the same price can have very different monthly costs once those are included.
