Auberge, Avante, and SummerHouse at Del Sur; Junipers by Lennar; Casitas Del Amigos; The Knolls; and Haddington at Côta Vera — the newest 55+ construction in the county — all carry Community Facilities District (CFD, commonly called Mello-Roos) assessments that are either unverified or "almost certain." Ocean Hills, Seven Oaks, Oaks North, and Costa Serena, the county's established communities, mostly carry none at all.
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Talk to a Specialist →The pattern isn't a coincidence. A CFD is a special tax district a developer and local government create to bond-finance the roads, sewers, parks, and schools a brand-new master-planned area needs before anyone moves in — costs an established 1970s community like Seven Oaks already paid off decades ago through ordinary infrastructure development. New construction gets the newer amenities and the newer floor plans; it also frequently gets a 20-30 year bond assessment riding on top of the property tax bill.
A CFD assessment of $3,000-$8,000 a year — $250-$650 a month — has to be added to the sticker price comparison, not treated as a footnote. A $1.4M Auberge home and a $900K Ocean Hills home aren't $500K apart if one of them is quietly carrying an extra $500/month indefinitely. Ask for the specific CFD's current annual assessment and its remaining bond term — a district in year 3 of a 25-year bond is a very different commitment than one in year 22.
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| Community | Built | CFD status |
|---|---|---|
| Ocean Hills Country Club | Established | No CFD |
| Oaks North | Established | No CFD |
| Auberge at Del Sur | 2016-2018 | Verify before purchasing |
| Junipers by Lennar | New | Pending — verify before offer |
| Haddington at Côta Vera | 2024+ | Almost certain — verify before offer |
None of this makes the newer communities a mistake — Del Sur's trail access and Côta Vera's fresh construction are real draws, and plenty of buyers happily trade a CFD line item for a brand-new floor plan and modern amenity package. The point is that "CFD: verify" isn't a formality on the listing sheet, it's the single number most likely to change whether a new-construction community is actually more or less expensive than an established resale one.
The honest way to shop this market: request the specific CFD assessment amount and remaining bond term in writing for any community built after roughly 2010, and add that number to the purchase price before comparing it against an established, CFD-free community's sticker.
Connect with a specialist who knows this market from the inside — real cost math, honest community comparisons, and what's actually happening right now. Every agent is personally vetted by the Nova55Living founder.
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