Read the bill by line item
California’s basic value-based property tax is 1% of assessed value, with voter-approved debt rates potentially added. A Mello-Roos charge is a special tax tied to a Community Facilities District. It may appear on the same bill as the value-based tax, and the district’s formula determines the amount. Other direct levies can also appear, so verify which line items are actually Mello-Roos.
Compare the two addresses
Suppose two homes have the same estimated value-based taxes and one has a $2,400 annual district charge. That is $200 per month for budgeting. Compare each parcel’s bill and ask the district how the tax is calculated, whether it can rise, and when the authorization ends. For new construction, ask whether the current bill reflects the completed home and the applicable district charge.
Use the assessor’s parcel number to check the county bill. Ask for the district name and supporting documents if the line item is unclear. Budget separately for supplemental property taxes.