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Mello-Roos at Great Park Irvine — The Complete 2026 Guide
Great Park Irvine Mello-Roos (CFD) runs in perpetuity — does NOT expire like most Irvine communities. Annual range $5,000–$12,000+ per parcel ($416–$1,000+/month). Funds ongoing Orange County Great Park maintenance. How to look up: request CFD disclosure from builder; verify at OC Treasurer-Tax Collector by APN. Property tax rate ~1.8–1.9% total at Great Park (base 1.1% + CFD). HOA additional $100–$300/mo. Always verify parcel-specific amount before making offer.
Mello-Roos at Great Park Irvine — The Complete 2026 Guide
Great Park's Mello-Roos runs forever. Here is everything a buyer needs to know — how much it is, why it's different, how to look it up, and how it affects your monthly payment and long-term resale.
What Is Mello-Roos?
Mello-Roos is a California special tax authorized under the Mello-Roos Community Facilities Act of 1982. When a developer builds new infrastructure — roads, parks, schools, utilities — they often form a Community Facilities District (CFD) and issue bonds to pay for it upfront, then pass the annual bond payments to homeowners as a line item on the property tax bill. In most communities, these bonds pay off in 20–30 years and the Mello-Roos disappears.
Great Park is different. Because the CFD funds ongoing maintenance of the Orange County Great Park itself — not a one-time infrastructure bond — the annual assessment continues indefinitely. Buyers must plan for this cost for as long as they own the home.
How Much Is Mello-Roos at Great Park?
| Assessment Level | Annual Range | Monthly Equivalent | Who It Applies To |
|---|---|---|---|
| Low-end parcels | ~$5,000–$7,000/yr | ~$416–$583/mo | Smaller attached homes, older GP phases |
| Mid-range parcels | ~$7,000–$10,000/yr | ~$583–$833/mo | Typical SFH in most GP villages |
| High-end parcels | ~$10,000–$12,000+/yr | ~$833–$1,000+/mo | Larger lots, Altair village, premium positions |
These are orientation ranges. The exact amount varies by parcel, village, and CFD formation year. Always request the specific CFD disclosure for any property you are considering and verify it directly on the Orange County Treasurer-Tax Collector website.
How to Look Up Mello-Roos for Any Great Park Property
Mello-Roos and Resale Value
Great Park homes are often priced slightly lower than comparable homes in non-CFD Irvine villages on sticker price — the market has internalized the perpetual Mello-Roos into pricing. This means buyers who understand the Mello-Roos and compare total cost of ownership (not just purchase price) across Irvine communities get an accurate picture. Buyers who compare only purchase prices and miss the Mello-Roos often feel surprised at closing. Your buyer's agent should run this comparison for you before you make any offer.
Ryan Brown — Principal Broker & CEO · FL BK3626873I've seen buyers love a Great Park home, go under contract, and then go into sticker shock when they see the tax bill at closing. That never happens with my clients because I show them the full monthly cost breakdown on day one. Mello-Roos, HOA, base tax, and mortgage — all modeled, all transparent. Call me before you tour any Great Park models.
"The introduction Own Luxury Homes® makes is to a specialist with documented closing history in your specific market — not the county, not the metro, the submarket you're actually selling or buying in. That's the standard we verify before your name goes anywhere."
— Ryan Brown, Principal Broker & CEO, Own Luxury Homes® (FL License BK3626873)