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See the Whole Payment Before You Fall for the House
A Mello-Roos map for Oxnard, Camarillo, Santa Paula, Fillmore, Moorpark and every city near the base. Which neighborhoods pay it, how much, when it ends and how to check one address. Checked October 6, 2026.
What Mello-Roos is
Mello-Roos is a special tax on homes inside a Community Facilities District. Cities and school districts use it to pay for the roads, parks, schools and flood control a new neighborhood needs, or for ongoing services such as park upkeep and patrols.
- It shows up on your property tax bill as its own line.
- It is not based on what your home is worth. It is set by home size or type.
- Many rise about 2 percent a year.
- Bond districts end when the bonds are paid. Service districts usually never end.
- It stays with the home. When you buy, you take over the payments.
This is general information, not tax or legal advice. Amounts change every year. The tax bill for the exact parcel is the only number that counts.
The map
Where Mello-Roos shows up
Numbered pins mark the general area of each Mello-Roos district on homes. They are not exact boundaries. Red diamonds are the two base sites. Cities with no pin had no Mello-Roos district on homes that we could find.
City by city
Cities are in order of distance from the base, closest first.
Port Hueneme None found
Homes in Port HuenemeWe found no Mello-Roos district on homes in Port Hueneme. Bills here carry small city charges for street lighting, parkways and drainage, which are a different kind of assessment.
Oxnard 9
Homes in OxnardOxnard has the most Mello-Roos districts in the county. They sit in two places: the harbor communities at Mandalay Bay, and RiverPark and Wagon Wheel along the 101. Homes in Westport and Seabridge pay two districts each, one for bonds and one for services. Most of the rest of Oxnard has none.
| District | On the map | Homes it covers | What it pays for | What a home pays | When it ends |
|---|---|---|---|---|---|
| City of Oxnard CFD No. 1, Westport at Mandalay Bay | 1, A | Westport, south of Wooley Road | Bonds for streets, storm drains, water and the channel | $1,141 to $3,972 a year, by home type (2026-27) | About 2032, when the bonds are paid |
| City of Oxnard CFD No. 2, Westport at Mandalay Bay | 1, A | The same Westport homes | Services: harbor patrol, parks, waterways | $1,135 to $4,060 a year (2026-27) | No end date |
| City of Oxnard CFD No. 3, Seabridge at Mandalay Bay | 1, B | Seabridge, at Victoria Avenue and Wooley Road | Bonds for waterways, streets, docks, parks and utilities | $1,645 to $5,301 a year, by size and waterfront (2026-27) | About 2035. The city's rules allow a payoff. |
| City of Oxnard CFD No. 4, Seabridge at Mandalay Bay | 1, B | The same Seabridge homes | Services: harbor patrol, parks, channels, docks, dredging | $756 to $2,372 a year (2025-26) | No end date |
| City of Oxnard CFD No. 9, Northshore at Mandalay Bay | 1, C | The Northshore site, near Harbor Boulevard and Fifth Street | Streets, sewer, water, parks and services for a community still being built | About $109 to $216 a lot today. The 2025-26 maximum for a finished home was $1,541. | The facilities tax can run to 2066. Services have no end date. |
| City of Oxnard CFD No. 5, RiverPark | 2, D | RiverPark, north of the 101 | Services: parks, sports fields, flood protection, police | $1,373 to $2,862 a year. Affordable units pay about $500. (2026-27) | No end date. The maximum can rise 2 to 5 percent a year. |
| City of Oxnard CFD No. 2000-3, Oxnard Boulevard and Highway 101 interchange | 2, D | The south part of RiverPark | Bonds for the freeway interchange | About $93 to $374 a year (2025-26) | About 2032 |
| Rio School District CFD No. 1 | 2, D | RiverPark | School district special tax | We could not find the rate table. The district billed about $5.8 million across about 1,800 parcels in 2025-26, apartments included. Ask for the tax bill. | Not confirmed |
| Wagon Wheel CFD (on the tax bill as CSCDA CFD No. 2018-01) | 2, E | Wagon Wheel and The Village, at the 101 and Oxnard Boulevard | Parks, a path and bridge over Oxnard Boulevard, flood walls and stormwater upkeep | Not confirmed. Ask for the tax bill. | Not confirmed |
Camarillo 2
Homes in CamarilloMost Camarillo homes have no Mello-Roos. Two districts turned up. University Glen sits just outside the city at CSU Channel Islands, where the special tax is about half the tax bill.
| District | On the map | Homes it covers | What it pays for | What a home pays | When it ends |
|---|---|---|---|---|---|
| City of Camarillo, West Camarillo CFD No. 1 | No pin | West Camarillo. We could not confirm which tracts. | Not confirmed | About $566 a year on average in 2025-26 (county total divided by 867 parcels) | Not confirmed |
| CSU Channel Islands Site Authority CFD No. 2000-1, University Glen | 3 | University Glen, on the university campus south of Camarillo | Bonds for the community's roads and utilities | About $3,198 a year on average in 2025-26 (272 parcels). It rises 2 percent a year. | When the bonds are paid. Date not confirmed. |
Ventura None found
Homes in VenturaWe found no Mello-Roos district on homes in the City of Ventura. Newer tracts such as Citrus Walk, the Enclave and Promontory pay maintenance assessment districts, and Shea Homes lists assessments of about $1,200 to $1,600 a year at Del Sol. Those are assessments, not Mello-Roos, but they count in your payment the same way.
Santa Paula 2
Homes in Santa PaulaMello-Roos in Santa Paula means Harvest at Limoneira, the new community on the east side. Homes there pay two districts. Lennar lists an estimated total tax rate of about 1.82 percent for its homes at Harvest.
| District | On the map | Homes it covers | What it pays for | What a home pays | When it ends |
|---|---|---|---|---|---|
| City of Santa Paula, Harvest CFD No. 1, Improvement Area A | 4 | Harvest at Limoneira, phase one | Bonds for roads, utilities and parks, plus services | About $3,509 a year on average in 2025-26 (county total divided by 613 parcels) | Not confirmed |
| City of Santa Paula, Harvest CFD No. 2 | 4 | The same homes | Upkeep of the Santa Paula Creek channel | About $308 a year on average in 2025-26. Set at $231 in 2019, rising with inflation. | No end date |
Thousand Oaks and Newbury Park None found
Homes in Thousand OaksWe found no Mello-Roos district on homes. The city's two districts cover shopping centers. Dos Vientos Ranch in Newbury Park pays a landscape assessment to the park district, about $349 a year on average, which is often mistaken for Mello-Roos.
Moorpark 1
Homes in MoorparkOne district on homes that we could confirm. A second, for the Pacific Arroyo tract south of Los Angeles Avenue, was approved in 2018 with reported taxes of about $3,900 to $4,600 a year. We could not confirm it is being billed.
| District | On the map | Homes it covers | What it pays for | What a home pays | When it ends |
|---|---|---|---|---|---|
| City of Moorpark CFD No. 2004-1, Moorpark Highlands | 5 | Moorpark Highlands, north of the city center | Bonds for the community's roads and facilities | About $1,610 a year on average in 2025-26 (county total divided by 334 parcels) | Not confirmed |
Fillmore 3
Homes in FillmoreNewer Fillmore tracts carry some of the highest special taxes in the county. In Heritage Valley Parks, also called The Bridges, a landscape and lighting district and a storm drain district are billed on top. Williams Homes lists a tax rate of about 1.65 percent, Mello-Roos included, at Creekside. We could not identify which district covers Creekside.
| District | On the map | Homes it covers | What it pays for | What a home pays | When it ends |
|---|---|---|---|---|---|
| City of Fillmore CFD No. 5, Heritage Valley Parks | 6 | Heritage Valley Parks, the original area | Bonds for roads, bridges and flood control | About $3,234 a year on average in 2025-26 (336 parcels) | Not confirmed |
| City of Fillmore CFD No. 5, Improvement Area B | 6 | Heritage Valley Parks, the newer phases | Bonds for a flood channel and the Pole Creek bridge | About $3,208 a year on average in 2025-26 (418 parcels) | Not confirmed. The bonds were sold in 2023. |
| City of Fillmore CFD No. 3, River Oaks | No pin | River Oaks. We could not confirm the location. | Not confirmed | About $3,876 a year on average in 2025-26 (63 parcels) | Not confirmed |
Simi Valley None found
Homes in Simi ValleyWe found no Mello-Roos district on homes. The city's one district covers the Town Center shopping area. Runkle Canyon homes pay a drainage assessment of about $684 a year, which is not Mello-Roos.
Ojai 1
Homes in OjaiOjai is the unusual one. The special tax is not tied to a new tract. It covers most of the city, and it paid to buy and rebuild the water system.
| District | On the map | Homes it covers | What it pays for | What a home pays | When it ends |
|---|---|---|---|---|---|
| Casitas Municipal Water District CFD No. 2013-1, Ojai | 7 | Homes in the former Golden State Water service area, which is most of Ojai | Bonds to buy and rebuild the water system | About $1,171 a year on average in 2025-26 (2,626 parcels). It can rise up to 2 percent a year. | 2053 |
Checked October 6, 2026. Sources: City of Oxnard special district annual reports and fiscal year 2026-27 levy resolutions; Ventura County Auditor-Controller direct assessment list for 2025-26 and tax rate books; City of Santa Paula, City of Fillmore, City of Moorpark and City of Camarillo records; CSU Channel Islands Site Authority; Casitas Municipal Water District. Where it says "on average", the figure is the county's total billing for the district divided by the number of parcels, so one home can be well above or below it. Districts form, refinance and end. The tax bill for the exact parcel is the only number that counts.
What it does to your payment
A special tax is paid with your property taxes, so your lender collects it monthly and counts it when you qualify. That is true for VA loans too.
| Special tax per year | Per month | About how much less home for the same payment |
|---|---|---|
| $1,500 | $125 | $16,000 |
| $3,500 | $292 | $38,000 |
| $5,000 | $417 | $54,000 |
The last column uses a 6.5 percent rate with taxes and insurance, the same math as the BAH calculator.
That does not make a Mello-Roos home a bad buy. Newer homes, parks and schools are what the tax paid for. It means you compare the full payment, not the list price.
How to check any address
- Read the tax bill. Every special charge is listed as its own line, with a phone number for the agency that bills it. Ask the listing agent for the current bill, or look it up on the Ventura County Treasurer-Tax Collector's website by address or parcel number. The Tax Collector's office is at 805-654-3744.
- Ask for the Notice of Special Tax. California law requires the seller to make a good faith effort to get you one for a Mello-Roos home. It shows the maximum tax and how fast it can rise.
- In Oxnard, use the city's Assessment District Lookup map. It shows every district a parcel is in.
- Ask when it ends. A bond district with six years left is very different from a service district with no end date.
- Ask about a payoff. Some bond districts let an owner pay off the facilities tax early. Service taxes usually cannot be paid off.
Charges that look like Mello-Roos but are not
Your tax bill may show other lines. They also count in your payment, but they are different things.
- Landscape and lighting districts. Common across the county. Usually tens to hundreds of dollars a year. In Fillmore's Heritage Valley Parks and Moorpark Highlands they run higher.
- Assessment districts. An older way to pay for streets and sewers, such as the Rice Avenue district in Oxnard.
- Waterway assessments. Mandalay Bay and Harbour Island homes in Oxnard pay for channel upkeep.
- School bonds. These are part of the tax rate, not a flat charge. They are why the base rate differs from city to city.
- PACE loans. Solar or energy loans a past owner put on the tax bill. They are tied to one home, not a neighborhood.
Base tax rates by city
This is the rate before any Mello-Roos or other flat charge is added.
| City | Base tax rate, 2025-26 |
|---|---|
| Port Hueneme | 1.15 to 1.18 percent |
| Oxnard | 1.10 to 1.23 percent |
| Camarillo | About 1.10 percent |
| Santa Paula | 1.09 to 1.13 percent |
| Thousand Oaks | About 1.05 percent |
| Moorpark | 1.05 to 1.07 percent |
| Fillmore | About 1.15 percent |
| Simi Valley | About 1.09 to 1.10 percent |
Rates vary inside a city by school district. Builders in Santa Paula and Fillmore quote totals of about 1.65 to 1.82 percent once Mello-Roos is added. More on how California property tax works is on the taxes page.
Questions people ask
Which Oxnard neighborhoods have Mello-Roos?
RiverPark, Wagon Wheel, and the Mandalay Bay harbor communities of Westport, Seabridge and Northshore. Most of the rest of Oxnard has none.
How much is Mello-Roos in RiverPark?
For 2026-27 the City of Oxnard's RiverPark district bills about $1,373 to $2,862 a year, depending on the home. South RiverPark homes also pay a smaller interchange bond tax, and the Rio School District bills its own special tax.
Does Port Hueneme have Mello-Roos?
We found none on homes in Port Hueneme.
Does Mello-Roos ever end?
Bond districts end when the bonds are paid, often 25 to 40 years after they start. Service districts usually have no end date.
Does Mello-Roos count against me on a VA loan?
Yes. Lenders add it to your monthly housing cost when they qualify you, the same as property tax and HOA dues.
Can I deduct Mello-Roos on my taxes?
Generally not as property tax, because it is not based on the home's value. Ask a tax professional about your case.
How often is this page updated?
We check it every week. Districts set new amounts each summer.
Last checked October 2026. Sources: City of Oxnard special district annual reports and 2026-27 levy resolutions; Ventura County Auditor-Controller direct assessment list and tax rate books, 2025-26; City of Santa Paula, City of Fillmore, City of Moorpark and City of Camarillo records; CSU Channel Islands Site Authority; Casitas Municipal Water District; California Civil Code 1102.6b and Government Code 53340.2; IRS Topic 503. Hours, prices, laws and dates change, so confirm with the official source before you act.
Keep going
Get the real payment on the exact house
Send Adam an address. He will pull the tax bill, add up Mello-Roos, HOA and insurance, and show you the full monthly number before you write an offer.