Four Seasons at Beaumont: The Complete True Cost Guide

Year-One Cost at Three Purchase Price Points

Four Seasons Beaumont resale prices range roughly from the low $400s (smaller floor plans, original condition) to the mid-$600s (larger upgraded homes). All figures below assume no Prop 19 transfer — see the Prop 19 section for how basis transfer changes these numbers.

Years 2–10: How Prop 13 Shapes Your Cost Trajectory

Prop 13 caps assessed value increases at 2% per year. Starting in year 2, your property tax grows by no more than 2% annually regardless of what happens to market values. At $490,000 purchase price, here is what the tax line looks like over 10 years:

*Year 1 excludes supplemental tax for comparison clarity. Add $1,800 to year 1 total for first-year actual cost.

The CFD Comparison: What No Mello-Roos Saves Over 10 Years

A buyer at Altis at Beaumont — same city, same corridor — with a $3,500/year CFD pays an additional $35,000 over the same 10-year hold at the same purchase price. At $4,500/year CFD, that gap is $45,000. This money does not reduce mortgage principal, does not build equity, and does not appear as an asset when you sell. It is pure carrying cost difference between two communities four miles apart.

Prop 19 Transfer: How It Changes the Numbers

If you are selling a California primary residence where you have lived for years, Prop 19 allows you to transfer your existing Prop 13 assessed basis to Four Seasons Beaumont — up to 3 times in your lifetime. If you are buying down in value (the replacement home costs less than your sale price), the transfer is dollar-for-dollar.

Worked example: OC seller buying Beaumont

Seller exits Orange County home sold at $875,000. Current assessed value: $295,000. Buys Four Seasons Beaumont at $490,000 (buying down). Under Prop 19, the $295,000 assessed basis transfers to the Beaumont home.

The Prop 19 transfer does not affect the HOA fee, insurance, or supplemental tax. It applies only to the Prop 13 assessed value component of the tax bill. File BOE-19-B with the Riverside County Assessor within 3 years of purchase. Both the sold property and this replacement must be California primary residences. You must be 55 or older at the time of the original sale.

What to Budget in Year 1 vs. Ongoing Years

The first year of ownership at Four Seasons Beaumont has three costs that do not recur:

The supplemental property tax bill arrives within 6–12 months of closing and covers the gap between the seller's assessed value and your purchase price for the remaining portion of the tax year. Estimate $1,400–$2,300 depending on purchase price and seller's basis — budget this as a lump sum in your first-year cash flow planning.

Moving and setup costs are one-time but real — budget $5,000–$15,000 depending on distance and scope of move.

From year 2 onward, your cost trajectory is predictable: property tax grows at a maximum 2% annually, HOA increases are subject to California Davis-Stirling Act notice requirements, and insurance is market-driven. There is no CFD wildcard.

HOA Reserve Fund — What to Verify

The Four Seasons Beaumont HOA covers three clubhouses — The Lodge, The Summit, and The Retreat — plus all common area maintenance. Before closing, request the current HOA reserve study. California requires HOAs to conduct reserve studies every three years and to disclose the funding percentage to prospective buyers. A reserve fund below 70% funded means the community may be accumulating deferred maintenance liability that could result in a special assessment. This is not a Four Seasons Beaumont-specific concern — it applies to every HOA purchase — but it is a specific number worth reviewing before you close.