The highest-priced corridor in the IE 55+ market — Corona, adjacent to Orange County, Shea Homes golf community. Here is what it actually costs to own, including the CFD that most buyers don't budget for, and the Prop 19 transfer scenario that makes the math viable for long-tenured OC and LA sellers.
Trilogy at Glen Ivy pricing has generally ranged from the mid-$600s to $900K+ for resale homes depending on floor plan, view, and position within the golf community. New construction, when available, runs higher. All figures below use a mid-CFD estimate of $3,000/year — verify the specific parcel amount at assessor.rivcoca.gov.
| Cost Item | $700,000 Home | $850,000 Home |
|---|---|---|
| Prop 13 base tax (1.00%) | $7,000 | $8,500 |
| Bond overrides (~0.20%) | $1,400 | $1,700 |
| Mello-Roos CFD (est. — verify parcel) | $3,000 | $3,000 |
| HOA (~$430/month — verify current) | $5,160 | $5,160 |
| Homeowners insurance (est.) | $3,500 | $4,250 |
| Supplemental tax (year 1 only, est.) | $2,800 | $3,500 |
| Year-1 total (non-mortgage) | $22,860 | $26,110 |
| Monthly average year 1 | $1,905 | $2,176 |
Note on HOA at Trilogy: Trilogy at Glen Ivy has a master association fee plus individual enclave sub-association fees. The $430/month estimate represents a combined figure — confirm both components separately with the Trilogy master HOA and your specific enclave sub-HOA before budgeting. These are frequently quoted separately on listing sites, understating the true monthly obligation.
| Year | Base Tax | Bonds | CFD | HOA | Insurance | Annual Total |
|---|---|---|---|---|---|---|
| Year 1 | $7,500 | $1,500 | $3,000 | $5,160 | $3,750 | $20,910 |
| Year 2 | $7,650 | $1,530 | $3,000 | $5,315 | $3,863 | $21,358 |
| Year 3 | $7,803 | $1,561 | $3,000 | $5,474 | $3,978 | $21,816 |
| Year 4 | $7,959 | $1,592 | $3,000 | $5,638 | $4,098 | $22,287 |
| Year 5 | $8,118 | $1,624 | $3,000 | $5,807 | $4,221 | $22,770 |
| Year 6 | $8,280 | $1,656 | $3,000 | $5,981 | $4,347 | $23,264 |
| Year 7 | $8,446 | $1,689 | $3,000 | $6,160 | $4,478 | $23,773 |
| Year 8 | $8,615 | $1,723 | $3,000 | $6,345 | $4,612 | $24,295 |
| Year 9 | $8,787 | $1,757 | $3,000 | $6,535 | $4,751 | $24,830 |
| Year 10 | $8,963 | $1,793 | $3,000 | $6,731 | $4,893 | $25,380 |
| 10-Year Total Non-Mortgage Cost | $230,683 | |||||
| Of which: CFD only | $30,000 | |||||
Trilogy at Glen Ivy at $750,000 looks financially burdensome at $1,905/month in non-mortgage carrying costs. That is the picture without Prop 19. The picture with Prop 19 — available to California 55+ sellers — is materially different, and it is the reason Trilogy remains viable for buyers coming from Orange County and Los Angeles.
OC homeowner, age 64. Sells OC home at $1,050,000. Current assessed value on OC home: $320,000 (bought 1998, Prop 13 has kept basis low). Buys Trilogy at $750,000 — buying down in value. Under Prop 19, the $320,000 assessed basis transfers fully.
With the Prop 19 transfer, the annual non-mortgage cost at $750,000 drops from $20,910 to approximately $17,210 in year 1 — or about $1,434/month. Over 10 years, the Prop 19 transfer saves approximately $47,000 in base property tax. That largely offsets the 10-year CFD cost of $30,000, and significantly changes the financial case for buying in this price tier.
This is the most important calculation IE buyers in the $700K–$900K range need to run — and it is almost never done before the offer is made. The difference between buying with and without Prop 19 at this price point is larger than the CFD cost, larger than the annual HOA, and larger than most buyers expect.
Our IE specialists can calculate your exact basis transfer savings and show whether the Trilogy price tier makes financial sense at your numbers.
Talk to an IE Specialist