Beaumont Mello Roos (Los Angeles, Riverside, Redlands: for sale, foreclosures, to rent)

[tonyahunting]

We were thinking of buying a house in beaumont but heard the property taxes are 7000 a year, basically adding 625 a month to the payment. I tried to look on the county tax page to see the breakdown of mello roos fees and they have none. they tell you that there are mello roos and the names of them but not how much they are. It doesn't even say what the normal property taxes are. The san bernardino county tax page is so much better than riverside. Anyway, how can i find out the breakdown of mello roos and what the total is. The property is listed at 250,000, it is a short sale. So, the property taxes alone should be about 3000 or so dollars. To make the annual tax bill 7000, then that means the mello roos are 4000! That is crazy! Looking for anyone who lives in beaumont that can tell me what they pay. The house is in Fairway Canyon, I know the mello roos changes from community to community. Also, can you pay these taxes in two lump sums or do you have to pay monthly. i would rather pay in two lump sums instead of making my mortgage payment go up 625 dollars due to mello roos? thanks for any info anyone has.

[sushijin]

I checked out Beaumont as well before deciding against owning in that city. The main desirable quality about the area is negated when mello roos is factored in. Avoid mello roos altogether, if you can. I'm looking at the best areas in Riverside now, and I'm focusing on homes that are 2003 and older. These homes are not assessed with a mello roos tax. Buying a home that has mello roos will make it more difficult to sale the home if and when that need arises. i certainly wouldn't want to pay an extra 300 a month for mello roos... It defeats the entire purpose of purchasing in a location like Beaumont. Speak to the residents of Beaumont... Many of them despise mello roos.

[5599]

Originally Posted by tonyahunting

We were thinking of buying a house in beaumont but heard the property taxes are 7000 a year, basically adding 625 a month to the payment.

yes - if you look at the city website you'll see that virtually the whole city is covered by one or another mello roos zone. and you're right about the $7000 - which can occur when there are a lot of foreclosures (the homeowners who remain have to pick up the costs of all the vacant homes.

on, the positive side, I do know several people who live there and they like it a lot (it's known as a "small town" by so cal standards.) Alternatives that are nearby that would offer similar living and lower prop tax would be yucaipa, calimesa, oak glen, and banning although banning does have some crime problems.

[tonyahunting]

We live in beaumont now but just rent. We like a lot. But when considering buying here. the mello roos shocked us! We use to live in redlands and would probably spend the same there since homes are more expensive, no mello roos, just higher purchase price.

[dogmom]

For that amount of property tax, I would prefer to buy in Redlands or Yucaipa..we used to live in Beaumont, bought new in 2003 in Sundance development..glad we sold a year later although now there are more shops and restaurants, the house we owned and sold is now for sale again, 200,000 less than we sold it for in 2004. Maybe continuing to rent would be a good option for now..

[kitt923]

Originally Posted by tonyahunting

We were thinking of buying a house in beaumont but heard the property taxes are 7000 a year, basically adding 625 a month to the payment. I tried to look on the county tax page to see the breakdown of mello roos fees and they have none. they tell you that there are mello roos and the names of them but not how much they are. It doesn't even say what the normal property taxes are. The san bernardino county tax page is so much better than riverside. Anyway, how can i find out the breakdown of mello roos and what the total is. The property is listed at 250,000, it is a short sale. So, the property taxes alone should be about 3000 or so dollars. To make the annual tax bill 7000, then that means the mello roos are 4000! That is crazy! Looking for anyone who lives in beaumont that can tell me what they pay. The house is in Fairway Canyon, I know the mello roos changes from community to community. Also, can you pay these taxes in two lump sums or do you have to pay monthly. i would rather pay in two lump sums instead of making my mortgage payment go up 625 dollars due to mello roos? thanks for any info anyone has.

I own a house in Fairway Canyon area. I purchased for 251,000 in 2008 and my property tax is around $7,000. Now (2011) my property tax is $6400 (550/mo) due to the decline value of my house.

You have two lumsum to pay for your property tax. The due months are from Nov-Dec 10th and Mar-Apr 10th.

Mello Roos/propety tax are based on the value of the house. If the house next door is vacant/emty (bank own), the bank will have to pay for its share of Mello Roos on that property.
What is the percentage of Mello Roos, this I have not find out (sorry).

[Beaumont Resident]

Beaumont, CA boasts some of the highest mello roose property taxes in all of California if not the US. The mello roos can be as high as $4,200/year on some homes (this doesn't not include your regular taxes - add that in and they are paying $7,100 on a $200k assesment and most of the areas in Beaumont increase coumpounding every year by a minimum of 2%. I would say the average homeowner who buys a home built after 2004 pays roughly $3,000/ a year in mello roos (not including regular property tax) and these mello roos costs are scheduled to increase every year by at least 2%. Most of the bonds last 30 years, but the city of Beaumont will charge a mello roose service fee ontop of the mello roos that will last 50 years. This extra mello roos fee increases with CPI aka inflation ontop of the 2% hike every year. Here is a basic break down of the mello roos by major development. FYI the Mello Roos out here is formally referred to as CFDs ( Communiy Facilities Districts )

BEAUMONT COMMUNITIES & THEIR RESPECTIVE MELLO-ROOS, HOA, & BASE TAX
SUNDANCE
Area 8
Real Tax Rate Range = 1.95% - 3.58%*
Estimated Number of Homes in Community: 1,900
Mello-Roos Range: $1,063 - $4,076/year (varies from CFD zone and home square footage)
Mello-Roos in this community increases by a minimum of 2% every year.
HOA: $41.50/month ($498/year)
Base Tax: 1.37%

Seneca Springs
Area #6A1
Real Tax Rate Range = 2.76% - 3.12%*
Estimated Number of Homes in Community: 950
Mello-Roos Range: $2,563 - $3,232/year (varies from CFD zone and home square footage)
Mello-Roos in this community increases by a minimum of 2% every year.
Base Tax: 1.37%

FAIRWAY CANYON
Area #19
Real Tax Rate Range = 2.73% - 3.60%*
Estimated Number of Homes in Community: 1,250
Mello-Roos Range: $2,501 - $4,110/year (varies from CFD zone and home square footage)
Mello-Roos in this community increases by a minimum of 2% every year.
HOA: $145/month ($1,740/year)
Base Tax: 1.37%

Tournament Hills
Area #16 & 17
Real Tax Rate Range = 2.26% - 3.38%*
Estimated Number of Homes in Community: 1,500
Mello-Roos Range: $1,639 - $3,714/year (varies from CFD zone and home square footage)
Mello-Roos in this community increases by a minimum of 2% every year.
HOA: $112/month
Base Tax: 1.37%

Oak Valley Greens
Area #14
Real Tax Rate Range = 2.22% - 2.38%*
Estimated Number of Homes in Community: 1,500
Mello-Roos Range: $1,567 - $1,867/year (varies from CFD zone and home square footage)
Mello-Roos in this community increases by a minimum of 2% every year.
HOA: NA
Base Tax: 1.37%

K’Hovnanian (55+)
Area #7
Real Tax Rate Range = 1.72% - 3.55%*
Estimated Number of Homes in Community: 1,923
Mello-Roos Range: $633 - $4,021/year (varies from CFD zone and home square footage)
Mello-Roos in this community increases by a minimum of 2% every year.
HOA: $215 - $298/month
Base Tax: 1.37%

Solera (55+)
Area #14A
Real Tax Rate Range = 2.22% - 2.38%*
Estimated Number of Homes in Community: 1,250
Mello-Roos Range: $1,567 – $1,867/year (varies from home square footage)
HOA: $177/month
Base Tax: 1.37%

Three Rings Ranch
Area #3
Real Tax Rate Range = 1.96%*
Estimated Number of Homes in Community: 550
Mello-Roos Range: $1,081/year (varies from CFD zone and home square footage)
Mello-Roos in this community increases by a minimum of 2% every year.
HOA: None
Base Tax: 1.37%

Cougar Ranch Area
Area #9-13 & 23
Real Tax Rate Range = 1.56% - 2.34%*
Estimated Number of Homes in Community: 750
Mello-Roos Range: $337 – $1,787/year (varies from CFD zone and home square footage)
Mello-Roos in this community increases by a minimum of 2% every year.
HOA: None
Base Tax: 1.37%

Brookside & Deodar Dr. / Morgan Ave. Area
Area #18
Real Tax Rate Range = 2.57% - 2.84%*
Estimated Number of Homes in Community: 195
Mello-Roos Range: $2,215 – $2,703/year (varies from CFD zone and home square footage)
Mello-Roos in this community increases by a minimum of 2% every year.
Base Tax: 1.37%

[SportyandMisty]

Mello-Roos is the name of the CA law sponsored by Senator Henry J. Mello (D-Watsonville) and Assemblyman Mike Roos (D-Los Angeles). Both Democrats - surprise, surprise.

[genjy]

How could a $250k house be so awesome that it is worth paying a $4000 special tax every year?

When I was house-hunting, I told the realtor I wasn't interested in a property with HOA or Mello Roos.