Mello-Roos districts in Orange County, by city
Every Community Facilities District that levies on the Orange County tax roll, with the agency behind it and whether bonds are still outstanding. Compiled from state and county records on November 1, 2026.
Reviewed November 2026 · Matt Casillas, NMLS #339780
A Mello-Roos levy changes the amount, not the eligibility. The special tax is part of the property tax bill, so it counts in the monthly housing cost used for the 50% debt-to-income limit. Homes in a district qualify the same way as homes outside one. How the levy affects your number.
129
Community Facilities Districts levying in Orange County
30
Cities and unincorporated communities with at least one
66
Districts with bonds outstanding in the latest state report
Cities with no Mello-Roos levy
On the county’s levy roll, these cities have no Community Facilities District: Costa Mesa, Fountain Valley, Garden Grove, Laguna Beach, Laguna Hills, Laguna Niguel, Laguna Woods, La Palma, Santa Ana, Stanton, Villa Park, Westminster.
Yorba Linda, Lake Forest, Mission Viejo, Cypress, La Habra, Los Alamitos have no city-formed district; the districts there are school or county ones, and most have retired their bonds. A home in any of these cities can still carry a 1915 Act assessment or a PACE lien, which are different programs. PACE and solar assessments.
Find your city
Unincorporated communities such as Ladera Ranch, Rancho Mission Viejo, Las Flores, Trabuco Canyon, Coto de Caza and Dove Canyon are listed under their own names. Newport Coast districts are listed under Newport Beach. A Santa Ana Unified School District district that lies inside Irvine is listed under Irvine.
The districts, city by city
“Bonds outstanding” reflects principal reported to the California Debt and Investment Advisory Commission for fiscal year 2024–25. “No” means the bonds have matured or the district levies for services only; a levy can continue after bonds mature. Blank district names mean no public source gives one.
Irvine · 13 districts
| Agency | District | Community or area | Bonds outstanding |
|---|---|---|---|
| City of Irvine | Central Park (CFD 2004-1) | Central Park | Yes |
| City of Irvine | Columbus Grove (CFD 2005-2) | Columbus Grove | Yes |
| City of Irvine | Great Park (CFD 2013-3) | Great Park Neighborhoods; Improvement Areas 1, 4, 6, 7, 8, 9, 10 bonded (CDIAC); IAs 6-13 levied (OC Treasurer); IAs 19-21 coded 'CFD 2013-3B' on OC Auditor list | Yes |
| Irvine Unified School District | CFD 86-1 | Not named in sources (QSCBs matured 2020) | No |
| Irvine Unified School District | South Irvine Communities (CFD 01-1) | South Irvine Communities | Yes |
| Irvine Unified School District | South Irvine Communities (CFD 03-1) | South Irvine Communities (2004 bonds retired) | No |
| Irvine Unified School District | Northwood (CFD 04-1) | Northwood master planned community | Yes |
| Irvine Unified School District | Woodbury (CFD 04-2) | Woodbury (Improvement Areas A and B) | Yes |
| Irvine Unified School District | Portola Springs (CFD 06-1) | Portola Springs | Yes |
| Irvine Unified School District | Stonegate (CFD 07-1) | Stonegate (2007 notes redeemed) | No |
| Irvine Unified School District | CFD 08-1 | Not named in sources (levied per OC Treasurer; no CDIAC bond filing) | No |
| Irvine Unified School District | CFD 09-1 | Multiple IUSD improvement areas (villages not itemized in CDIAC); FY2025 statements reference a K-8 school in Portola Springs | Yes |
| Santa Ana Unified School District | Central Park (CFD 2004-1) | Central Park (Irvine, within SAUSD boundary); school facilities, Irvine Ranch WD, OCFA | Yes |
Rancho Santa Margarita · 12 districts
| Agency | District | Community or area | Bonds outstanding |
|---|---|---|---|
| County of Orange | Rancho Santa Margarita (CFD 86-1) | Rancho Santa Margarita | No |
| County of Orange | Rancho Santa Margarita (CFD 86-2) | Rancho Santa Margarita / Saddleback | No |
| County of Orange | Rancho Santa Margarita (CFD 87-5A) | Rancho Santa Margarita | No |
| County of Orange | Rancho Santa Margarita (CFD 87-5B) | Rancho Santa Margarita | No |
| County of Orange | Rancho Santa Margarita (CFD 87-5C) | Rancho Santa Margarita | No |
| County of Orange | Rancho Santa Margarita (CFD 87-5D) | Rancho Santa Margarita | No |
| County of Orange | Rancho Santa Margarita (CFD 87-5E) | Rancho Santa Margarita | No |
| Capistrano Unified School District | CFD 88-1 | Rancho Santa Margarita / Las Flores schools | No |
| Saddleback Valley Unified School District | CFD 86-1 | Rancho Santa Margarita (Trabuco Mesa / Trabuco Hills / RSM Intermediate / Cielo Vista schools) | No |
| Saddleback Valley Unified School District | Town Center (CFD 88-1) | Town Center | No |
| Saddleback Valley Unified School District | Rancho Trabuco South (CFD 89-2) | Rancho Trabuco South | No |
| Saddleback Valley Unified School District | Rancho Trabuco North (CFD 89-3) | Rancho Trabuco North | No |
Tustin · 11 districts
| Agency | District | Community or area | Bonds outstanding |
|---|---|---|---|
| City of Tustin | Tustin Legacy/John Laing Homes (CFD 04-1) | Tustin Legacy (John Laing Homes); facilities and services taxes | Yes |
| City of Tustin | Tustin Legacy/Columbus Villages (CFD 06-1) | Tustin Legacy (Columbus Square, Columbus Grove); facilities and services taxes | Yes |
| City of Tustin | Tustin Legacy/Retail Center (CFD 07-1) | Tustin Legacy retail center (The District); facilities and services taxes | Yes |
| City of Tustin | CFD 13-1 | Tustin Legacy (levied per OC Treasurer; no CDIAC bond filing) | No |
| City of Tustin | Tustin Legacy/Standard Pacific (CFD 2014-1) | Tustin Legacy (Greenwood); facilities and services taxes | Yes |
| City of Tustin | CFD 2018-01 | Not named in sources (levied per OC Treasurer; no CDIAC bond filing) | No |
| Tustin Unified School District | Tustin Ranch (CFD 88-1) | Tustin Ranch (Ladera, Peters Canyon, Pioneer); dissolved by TUSD Oct 2024 | No |
| Tustin Unified School District | CFD 97-1 | Tustin Ranch school facilities | Yes |
| Tustin Unified School District | Columbus Square (CFD 06-1) | Columbus Square (Tustin Legacy) | Yes |
| Tustin Unified School District | CFD 07-1 | School facilities (area not named in sources) | Yes |
| Tustin Unified School District | CFD 14-1 | School facilities (area not named in sources) | Yes |
Brea · 10 districts
| Agency | District | Community or area | Bonds outstanding |
|---|---|---|---|
| City of Brea | Fairway Center (CFD 1988-1) | Fairway Center | No |
| City of Brea | Imperial Center East (CFD 1990-1) | Imperial Center East | No |
| City of Brea | Downtown (CFD 1996-1) | Downtown Brea | No |
| City of Brea | Olinda Heights (CFD 1997-1) | Olinda Heights | Yes |
| City of Brea | Blackstone (CFD 2008-1) | Blackstone residential development (services CFD: public safety, maintenance) | No |
| City of Brea | Brea Plaza (CFD 2008-2) | Brea Plaza area | Yes |
| City of Brea | La Floresta (CFD 2011-1) | La Floresta (services CFD: public safety) | No |
| City of Brea | Taylor-Morrison (CFD 2013-1) | Taylor-Morrison residential development (services CFD: public safety) | No |
| City of Brea | Central Park Village (CFD 2013-2) | Central Park Village residential development (services CFD: public safety) | No |
| Brea Olinda Unified School District | Olinda Heights (CFD 95-1) | Olinda Heights | Yes |
Ladera Ranch · 7 districts
| Agency | District | Community or area | Bonds outstanding |
|---|---|---|---|
| County of Orange | Ladera Ranch (CFD 99-1) | Ladera Ranch | Yes |
| County of Orange | Ladera Ranch (CFD 2000-1) | Ladera Ranch | Yes |
| County of Orange | Ladera Ranch (CFD 2001-1) | Ladera Ranch | Yes |
| County of Orange | Ladera Ranch (CFD 2002-1) | Ladera Ranch | Yes |
| County of Orange | Ladera Ranch (CFD 2003-1) | Ladera Ranch | Yes |
| County of Orange | Ladera Ranch (CFD 2004-1) | Ladera Ranch | Yes |
| Capistrano Unified School District | Ladera Ranch (CFD 98-2) | Ladera Ranch | Yes |
Anaheim · 6 districts
| Agency | District | Community or area | Bonds outstanding |
|---|---|---|---|
| City of Anaheim | Stadium Lofts (CFD 06-2) | Stadium Lofts (Platinum Triangle) | Yes |
| City of Anaheim | Platinum Triangle (CFD 08-1) | Platinum Triangle | Yes |
| City of Anaheim | Sycamore Canyon (CFD 1989-1) | Sycamore Canyon (Anaheim Hills) | No |
| City of Anaheim | The Highlands (CFD 1989-2) | The Highlands (Anaheim Hills) | No |
| City of Anaheim | The Summit (CFD 1989-3) | The Summit (Anaheim Hills) | No |
| Orange Unified School District | Sycamore Canyon (CFD 89-1) | Sycamore Canyon (Anaheim Hills, OUSD) | No |
Orange · 6 districts
| Agency | District | Community or area | Bonds outstanding |
|---|---|---|---|
| City of Orange | Serrano Heights (CFD 91-2) | Serrano Heights | Yes |
| City of Orange | Del Rio (CFD 06-1) | Del Rio | Yes |
| Orange Unified School District | Tremont (CFD 2005-1) | Tremont | Yes |
| Orange Unified School District | Del Rio (CFD 2005-2) | Del Rio / Riverbend | Yes |
| Orange Unified School District | Santiago Hills (CFD 88-1) | Santiago Hills | No |
| Orange Unified School District | CFD 89-2 | Not named in sources | No |
Rancho Mission Viejo · 6 districts
| Agency | District | Community or area | Bonds outstanding |
|---|---|---|---|
| County of Orange | Village of Esencia (CFD 2015-1) | Village of Esencia | Yes |
| County of Orange | Village of Esencia (CFD 2016-1) | Village of Esencia | Yes |
| County of Orange | Village of Esencia (CFD 2017-1) | Village of Esencia (Improvement Areas 1 and 2) | Yes |
| County of Orange | Rienda (CFD 2021-1) | Rienda | Yes |
| County of Orange | Rienda Phase 2B (CFD 2023-1) | Rienda Phase 2B | Yes |
| Santa Margarita Water District | Village of Sendero (CFD 2013-1) | Village of Sendero (SMWD Improvement District 4E) | Yes |
Trabuco Canyon · 6 districts
| Agency | District | Community or area | Bonds outstanding |
|---|---|---|---|
| Saddleback Valley Unified School District | Rancho Cielo (CFD 88-2) | Rancho Cielo | No |
| Saddleback Valley Unified School District | Robinson Ranch (CFD 89-1) | Robinson Ranch | No |
| Trabuco Canyon Water District | CFD 2 | Not named in sources | No |
| Trabuco Canyon Water District | CFD 5 | Not named in sources | No |
| Trabuco Canyon Water District | CFD 7 | Not named in sources | No |
| Trabuco Canyon Water District | CFD 8 | Not named in sources | No |
Fullerton · 5 districts
| Agency | District | Community or area | Bonds outstanding |
|---|---|---|---|
| City of Fullerton | Amerige Heights (CFD 1) | Amerige Heights | Yes |
| City of Fullerton | Amerige Heights (CFD 2) | Amerige Heights | Yes |
| Fullerton School District | CFD 2000-1 | School facilities (area not named in sources) | Yes |
| Fullerton School District | CFD 2001-1 | School facilities (area not named in sources) | Yes |
| Fullerton Joint Union High School District | CFD 2005-01 | FJUHSD & Buena Park school facilities (per CDIAC project name) | Yes |
San Juan Capistrano · 5 districts
| Agency | District | Community or area | Bonds outstanding |
|---|---|---|---|
| Capistrano Unified School District | Pacifica San Juan (CFD 98-1A) | Pacifica San Juan | Yes |
| Capistrano Unified School District | Pacifica San Juan (CFD 98-1B) | Pacifica San Juan | Yes |
| Capistrano Unified School District | Rancho Madrina (CFD 2004-1) | Rancho Madrina | Yes |
| Capistrano Unified School District | Whispering Hills (CFD 2005-1) | Whispering Hills | Yes |
| California Statewide Communities Development Authority (CSCDA) | Tirador (CFD 2022-01) | Tirador | Yes |
Huntington Beach · 4 districts
| Agency | District | Community or area | Bonds outstanding |
|---|---|---|---|
| City of Huntington Beach | Goldenwest/Ellis Area (CFD 1990-1) | Goldenwest/Ellis area | No |
| City of Huntington Beach | Grand Coast Resort (CFD 2000-1) | Grand Coast Resort (Waterfront) | Yes |
| City of Huntington Beach | McDonnell Centre Business Park (CFD 2002-1) | McDonnell Centre Business Park (Improvement Area A) | Yes |
| City of Huntington Beach | Huntington Center (CFD 2003-1) | Huntington Center / Bella Terra | Yes |
Lake Forest · 4 districts
| Agency | District | Community or area | Bonds outstanding |
|---|---|---|---|
| County of Orange | Portola Hills (CFD 87-2) | Portola Hills | No |
| County of Orange | Foothill Ranch (CFD 87-4) | Foothill Ranch | No |
| County of Orange | Baker Ranch (CFD 87-6) | Baker Ranch (obligation prepaid by developer; no homeowner levy) | No |
| County of Orange | Dimensions Business Park (CFD 87-1) | Dimensions Business Park (Foothill Ranch area) | No |
Newport Beach · 4 districts
| Agency | District | Community or area | Bonds outstanding |
|---|---|---|---|
| Bonita Canyon Public Facilities Financing Authority (JPA: Newport Beach / Newport-Mesa USD) | Bonita Canyon (CFD 98-1) | Bonita Canyon | Yes |
| California Statewide Communities Development Authority (CSCDA) | Uptown Newport (CFD 2018-03) | Uptown Newport & City Park | Yes |
| Laguna Beach Unified School District | Crystal Cove (CFD 98-1) | Crystal Cove (Newport Coast) | Yes |
| Newport-Mesa Unified School District | CFD 90-1 | Not named in sources (NMUSD serves Newport Beach and Costa Mesa); bonds matured 2021 | No |
Placentia · 4 districts
| Agency | District | Community or area | Bonds outstanding |
|---|---|---|---|
| City of Placentia | East Placentia (CFD 89-1) | East Placentia | No |
| City of Placentia | Public Safety Services (CFD 2014-01) | New development citywide (services CFD) | No |
| City of Placentia | Transit-Oriented Development Maintenance Services (CFD 2018-01) | Placentia TOD (services CFD) | No |
| City of Placentia | CFD 2024-01 | Not named in sources (new; levied FY2025-26 per OC Treasurer/Auditor) | Unknown |
San Clemente · 4 districts
| Agency | District | Community or area | Bonds outstanding |
|---|---|---|---|
| City of San Clemente | Plaza Pacifica (CFD 99-1) | Plaza Pacifica (capital improvements) | Yes |
| City of San Clemente | Marblehead Coastal (CFD 2006-1) | Marblehead Coastal | Yes |
| Capistrano Unified School District | Talega (CFD 90-2) | Talega (incl. Improvement Area No. 2002-1) | Yes |
| Santa Margarita Water District | Talega (CFD 99-1) | Talega (SMWD Improvement District 7) | Yes |
Aliso Viejo · 3 districts
| Agency | District | Community or area | Bonds outstanding |
|---|---|---|---|
| City of Aliso Viejo | Glenwood at Aliso Viejo (CFD 2005-01) | Glenwood | Yes |
| County of Orange | Aliso Viejo (CFD 88-1) | Aliso Viejo planned community | No |
| Capistrano Unified School District | Aliso Viejo (CFD 87-1) | Aliso Viejo / Mission Viejo (CUSD); bonds retired, district since dissolved per CUSD | No |
Mission Viejo · 3 districts
| Agency | District | Community or area | Bonds outstanding |
|---|---|---|---|
| City of Mission Viejo | La Paz Channel (CFD 92-1) | La Paz Channel | No |
| County of Orange | Mission Viejo (CFD 87-3) | Mission Viejo (County CFD) | No |
| County of Orange | Los Alisos (CFD 87-7) | Los Alisos (city placement not confirmed by source) | No |
Seal Beach · 3 districts
| Agency | District | Community or area | Bonds outstanding |
|---|---|---|---|
| City of Seal Beach | Heron Pointe (CFD 2002-01) | Heron Pointe | Yes |
| City of Seal Beach | CFD 2002-02 | Landscape maintenance (services CFD) | No |
| City of Seal Beach | Pacific Gateway Business Center (CFD 2005-01) | Pacific Gateway Business Center (OC Treasurer also lists a separate '2005-1A' levy line) | Yes |
Las Flores · 2 districts
| Agency | District | Community or area | Bonds outstanding |
|---|---|---|---|
| Capistrano Unified School District | Las Flores (CFD 92-1) | Las Flores | No |
| Capistrano Unified School District | CFD 94-1 | Las Flores area schools (Arroyo Vista, Las Flores MS, Chiquita Canyon HS); no CDIAC bond filing | Unknown |
Unincorporated South Orange County · 2 districts
| Agency | District | Community or area | Bonds outstanding |
|---|---|---|---|
| County of Orange | Santa Teresita (CFD 87-9) | Santa Teresita (city placement not confirmed by source) | No |
| County of Orange | Lomas Laguna (CFD 88-2) | Lomas Laguna (city placement not confirmed by source) | No |
Buena Park · 1 district
| Agency | District | Community or area | Bonds outstanding |
|---|---|---|---|
| City of Buena Park | CFD 2001-1 | Mall (per CDIAC project name) | Yes |
Coto de Caza · 1 district
| Agency | District | Community or area | Bonds outstanding |
|---|---|---|---|
| County of Orange | Coto de Caza (CFD 87-8) | Coto de Caza | No |
Cypress · 1 district
| Agency | District | Community or area | Bonds outstanding |
|---|---|---|---|
| City of Cypress | Sorrento Homes (CFD 1) | Sorrento | No |
Dana Point · 1 district
| Agency | District | Community or area | Bonds outstanding |
|---|---|---|---|
| City of Dana Point | Headlands (CFD 2006-1) | Headlands Reserve development (Strand at Headlands) | Yes |
Dove Canyon · 1 district
| Agency | District | Community or area | Bonds outstanding |
|---|---|---|---|
| Saddleback Valley Unified School District | Dove Canyon (CFD 89-4) | Dove Canyon | No |
La Habra · 1 district
| Agency | District | Community or area | Bonds outstanding |
|---|---|---|---|
| La Habra Redevelopment Agency (successor) | Marketplace (CFD 1990-1) | La Habra Marketplace | No |
Los Alamitos · 1 district
| Agency | District | Community or area | Bonds outstanding |
|---|---|---|---|
| Los Alamitos Unified School District | CFD 90-1 | District-wide (Los Alamitos, Rossmoor, Seal Beach); bonds matured 2021-2024, special tax still levied through FY2030-31 per Board ordinance | No |
Orange (unincorporated East Orange / North Tustin) · 1 district
| Agency | District | Community or area | Bonds outstanding |
|---|---|---|---|
| East Orange County Water District | CFD 2018-1 | EOCWD service area (East Orange / North Tustin); 9 parcels levied | Yes |
Yorba Linda · 1 district
| Agency | District | Community or area | Bonds outstanding |
|---|---|---|---|
| Placentia-Yorba Linda Unified School District | CFD 1 | 293 parcels levied; secondary (non-agency) sources associate it with Vista del Verde tracts | Yes |
How to check your own parcel
- The property tax bill. Look under the special assessment or direct levy section for a line naming a Community Facilities District, a CFD number, or a school or water district with “CFD” in the description. The amount on that line is the annual special tax.
- The County Treasurer-Tax Collector’s lookup. The county publishes a Mello-Roos search by parcel at mello.ocgov.com, with the levying agency’s phone number for each district.
- The agency. Each district’s formation documents, levy schedule and end date are held by the city, school district or water district that formed it. The Auditor-Controller’s special assessment contact list gives the phone number for every levy code.
Bring the annual figure to the application. Divided by twelve, it is part of the housing cost the 50% debt-to-income limit is measured against. How the amount is set.
One district worth a sentence
Los Alamitos Unified School District CFD 90-1 has the largest parcel count of any district in the county, more than twelve thousand parcels across Los Alamitos, Seal Beach and Rossmoor. Its bonds have matured, but the special tax continues through fiscal year 2030–31 under the district’s terms. It is the clearest local example of a levy outliving its bonds, and the reason this page lists districts without outstanding bonds rather than dropping them.
Method and sources
- California Debt and Investment Advisory Commission, Mello-Roos yearly fiscal status reports through fiscal year 2024–25, via DebtWatch. Supplies district names, issuing agencies and principal outstanding.
- Orange County Treasurer-Tax Collector, Mello-Roos levy index for the 2025–26 secured roll. The only county source that names districts levying without bonds.
- Orange County Auditor-Controller, special assessment payment status and contact list, tax year 2025 and fiscal year 2026–27.
- Agency pages for Irvine, Brea, Placentia, Dana Point, Rancho Santa Margarita, Seal Beach, Capistrano Unified, Irvine Unified, Tustin Unified, Los Alamitos Unified and the Santa Margarita Water District, used to confirm names and communities.
One row per district; improvement areas and bond series are folded into the parent district. 1915 Act assessment districts and PACE assessments are excluded. All sources were retrieved on 2026-11-01. Download the dataset as CSV, with a source URL on every row, under a Creative Commons Attribution license. Corrections are welcome by email.
Have a Mello-Roos home?
Tell us the city and the annual special tax from your bill, and we will tell you what it does to your number.
Mello-Roos and home equity: questions
No. A Community Facilities District special tax does not make a home ineligible. It is part of the property tax bill, so it counts in the monthly housing cost used for debt-to-income, which can lower the amount available.
Look at the secured property tax bill for a line item naming a Community Facilities District or CFD, or search the parcel on the County Treasurer-Tax Collector’s Mello-Roos lookup. The seller’s disclosure at purchase also listed it.
On the county levy roll, Costa Mesa, Fountain Valley, Garden Grove, Laguna Beach, Laguna Hills, Laguna Niguel, Laguna Woods, La Palma, Santa Ana, Stanton, Villa Park and Westminster have no Community Facilities District levy. Several others have only school or county districts, many of them retired.
Not always. Some districts levy for services rather than bonds, and some continue a levy after the bonds mature under the terms of the district. The levy end date is in the district’s formation documents and on the agency’s page.
No. Improvement-bond assessments under the 1915 Act and PACE assessments are different programs under different statutes. They also appear on the tax bill and also count in housing costs, but they are not listed on this page.
These are the requirements for the home equity line we place. Other lenders set their own guidelines, and some are more flexible.
Where this connects
Mello-Roos and your HELOC
How a special tax changes the amount, with the arithmetic.
Learn moreOrange County home equity data
Owner-occupied homes, mortgage-free share and values, city by city.
Learn moreIrvine
The most districts in the county, village by village.
Learn morePACE and solar assessments
The other line on the tax bill that counts.
Learn more