which areas dont have mello roos?

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waiting_to_buy_IHB

waiting_to_buy_IHB

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besides el camino area-which areas in irvine, tustin dont have mello roos, or low mello roos and yet have newer homes? i really dont want to pay for mello, or is that not a choice at all here in irvine? also, how do you look for that information? normally they dont tell you from the website what their mello roos or total tax rate is.
 
you can figure out the tax rate by taking the previous year's property tax and dividing it by the assessed value. As you probably know, Redfin provides this info in the lower end of the page.
 
[quote author="waiting_to_buy" date=1215686316]besides el camino area-which areas in irvine, tustin dont have mello roos, or low mello roos and yet have newer homes? i really dont want to pay for mello, or is that not a choice at all here in irvine? also, how do you look for that information? normally they dont tell you from the website what their mello roos or total tax rate is.</blockquote>


oc tax collector website
 
I know most of the homes in Turtle Rock have no mello roos. The tract that i live in was built in 1995 and has no mello roos.
 
[quote author="jcaraway" date=1215688989][quote author="waiting_to_buy" date=1215686316]besides el camino area-which areas in irvine, tustin dont have mello roos, or low mello roos and yet have newer homes? i really dont want to pay for mello, or is that not a choice at all here in irvine? also, how do you look for that information? normally they dont tell you from the website what their mello roos or total tax rate is.</blockquote>


oc tax collector website</blockquote>


thanks. I found the tax collector website. I have a stupid question...the assessed value, its very low, probably the price the owner first paid. When do they re-asess the value? only when a sale occurs?
 
[quote author="etheran" date=1215689352]I know most of the homes in Turtle Rock have no mello roos. The tract that i live in was built in 1995 and has no mello roos.</blockquote>


i am sure its a nice area, but i cant afford that. I did a quick search and didn't find anything for under 950k.
 
I could be mistaken, but I believe that most all homes built before the early 90s don't have Mello. I think Mello Roos bonds began gaining popularity starting in the early to mid 90s (a way for the developer to dump the infrastructure costs onto the homeowners).
 
[quote author="stepping_up" date=1215687872]you can figure out the tax rate by taking the previous year's property tax and dividing it by the assessed value. As you probably know, Redfin provides this info in the lower end of the page.</blockquote>


Not exactly. The tax base is a percentage of the assessed value, and the mello roos is a flat annual fee. So, what you have to do is take the tax base of about 1% of the purchase price, and the flat fee of the mello roos, add the two together, then divide by the purchase price to get your true tax base. The higher price you pay, the lower your true tax base is, the lower the price you pay, the higher your true tax base is.
 
[quote author="waiting_to_buy" date=1215692503][quote author="jcaraway" date=1215688989][quote author="waiting_to_buy" date=1215686316]besides el camino area-which areas in irvine, tustin dont have mello roos, or low mello roos and yet have newer homes? i really dont want to pay for mello, or is that not a choice at all here in irvine? also, how do you look for that information? normally they dont tell you from the website what their mello roos or total tax rate is.</blockquote>


oc tax collector website</blockquote>


thanks. I found the tax collector website. I have a stupid question...the assessed value, its very low, probably the price the owner first paid. When do they re-asess the value? only when a sale occurs?</blockquote>


Google prop 13, or search for prop 13 here. I am not being a jerk, just too lazy to explain it.
 
[quote author="Shadax" date=1215725162]I'm pretty sure West Irvine has low MR and no HOA dues (for SFR)</blockquote>


MR is a flat fee (see Graph's comment). Everyone pays the same fee regardless of house size. If your dog can pee on the parkway in front of your door and your house was built after the 70's then most likely you have HOA dues.



% property tax + flat fee MR/ property value =True tax base.



As the denominator gets higher the ratio of fraction (True tax base) become smaller. It does not mean you will pay less taxes. Here is an example: 1.98% of a cheaper $600k house is less than 1.75% of a $2million house.
 
[quote author="bkshopr" date=1215738900][quote author="Shadax" date=1215725162]I'm pretty sure West Irvine has low MR and no HOA dues (for SFR)</blockquote>


MR is a flat fee (see Graph's comment). Everyone pays the same fee regardless of house size. If your dog can pee on the parkway in front of your door and your house was built after the 70's then most likely you have HOA dues.



% property tax + flat fee MR/ property value =True tax base.



As the denominator gets higher the ratio of fraction (True tax base) become smaller. It does not mean you will pay less taxes. Here is an example: 1.98% of a cheaper $600k house is less than 1.75% of a $2million house.</blockquote>


Really? I just saw someone quoting the MR amounts in VOC and they were different depending on the size of the home. Here it is:



<a href="http://www.irvinehousingblog.com/forums/viewthread/833/#14956">Bubblegum's post</a>



Also, many SFR in West Irvine indeed have 0 HOA dues. Example:



<a href="http://www.redfin.com/CA/Irvine/23-Tradition-Pl-92602/home/4791843">23 Tradition Pl</a>



Am I missing something bkshopr?
 
[quote author="Shadax" date=1215748662][quote author="bkshopr" date=1215738900][quote author="Shadax" date=1215725162]I'm pretty sure West Irvine has low MR and no HOA dues (for SFR)</blockquote>


MR is a flat fee (see Graph's comment). Everyone pays the same fee regardless of house size. If your dog can pee on the parkway in front of your door and your house was built after the 70's then most likely you have HOA dues.



% property tax + flat fee MR/ property value =True tax base.



As the denominator gets higher the ratio of fraction (True tax base) become smaller. It does not mean you will pay less taxes. Here is an example: 1.98% of a cheaper $600k house is less than 1.75% of a $2million house.</blockquote>


Really? I just saw someone quoting the MR amounts in VOC and they were different depending on the size of the home. Here it is:



<a href="http://www.irvinehousingblog.com/forums/viewthread/833/#14956">Bubblegum's post</a>



Also, many SFR in West Irvine indeed have 0 HOA dues. Example:



<a href="http://www.redfin.com/CA/Irvine/23-Tradition-Pl-92602/home/4791843">23 Tradition Pl</a>



Am I missing something bkshopr?</blockquote>
That's correct, your Mello is either based upon the number of SF of the residence and/or the site of the lot.
 
[quote author="Shadax" date=1215748662]Also, many SFR in West Irvine indeed have 0 HOA dues. Example:



<a href="http://www.redfin.com/CA/Irvine/23-Tradition-Pl-92602/home/4791843">23 Tradition Pl</a>



</blockquote>


No HOA in red. HOA in blue (actually two HOA's to be accurate). Notice bk's "doggy dumping ground" difference.



Homes between Trabuco and Trevino in West Irvine are sans HOA fees.



<img src="http://irvinerealtorsite.com/hoa.JPG" alt="" />
 
Prop 13 which passed in 1978. 2 assembly men in the state legislature (last names Mello & Roos) passed a the Mello Roos bill in 1983. So anything that was built before 1983 or any New residential where the surrounding infrastructure has already been built you may not see Mello Roos. Generally those are infill projects. Mello Roos usually pays for infrastructure (Streets, sidewalks, sewers etc) and schools. If any one has more questions just ask. It is a fairer way to tax than what what was happening before prop 13.
 
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