Property tax · FY 2025-26 rates
Mello-Roos in 4S Ranch: what it costs
Written by Nilab Azizi, CA DRE# 02047962 · Updated 2026-09-09
Every 4S Ranch home pays Poway Unified’s CFD No. 6, whose FY 2025-26 report puts the average assigned tax at $3,503.06 for a detached home and $1,615.64 for an attached one, and the tracts north of Rancho Bernardo Road pay Improvement Area B on top — $827.46 to $3,989.82 by size. Both rise 2 percent a year, and the district’s September 2025 refunding means CFD No. 6 payments may end as early as 2030.
How much is Mello-Roos in 4S Ranch?
4S Ranch’s base line is Poway Unified’s CFD No. 6, and its FY 2025-26 report gives an average assigned special tax of $3,503.06 across the 2,940 detached homes and $1,615.64 across the 762 attached ones, with individual bills running $1,586.34 to $4,148.20 because each home’s rate was fixed the year it was first taxed and has risen 2 percent a year since.
North of Rancho Bernardo Road, in what the district calls Neighborhood Three, 1,820 homes sit inside Improvement Area B as well and pay a second line by square footage: $827.46 for a detached home of 2,100 sq ft or less, $2,584.32 for the largest tier, 3,001–3,300 sq ft, which has 291 homes in it, and $3,989.82 above 3,900 sq ft; attached homes pay $298.98 or $827.46. The 660 affordable units in CFD No. 6 pay nothing.
KeyAnalytics’ parcel search returns the district, the current tax, the escalation and the final year for any address, which is faster than reading the reports. Two figures matter for a long hold: the 2 percent escalator compounds, so a $3,503 bill is roughly $4,270 in ten years, and the refunding described below may take the CFD No. 6 line off the bill well before then.
When does 4S Ranch Mello-Roos end?
4S Ranch’s CFD No. 6 may be levied for 25 fiscal years after its last bond series and in no case after FY 2045-46, but Poway Unified’s September 2025 refunding of the 2015 bonds shortened the schedule: the district says CFD No. 6 payments are expected to end as early as 2030, nearly a decade sooner than originally scheduled.
The bonds outstanding on June 30, 2025 were the 2015 refunding ($29,730,000, maturing September 1, 2036), the 2016 refunding ($21,455,000, September 1, 2035) and the 2020 refunding ($19,645,000, September 1, 2031); the district reports the refunding of the 2015 series will save CFD No. 6 families $3.6 million. Improvement Area B is a separate obligation: its 2015 refunding bonds ($17,350,000) mature September 1, 2036, and its levy may run 33 fiscal years after issuance, never past FY 2043-44.
A buyer north of Rancho Bernardo Road should therefore expect the Improvement Area B line to outlast the CFD No. 6 line. The parcel search shows the final year for each.
Which 4S Ranch homes pay which Mello-Roos?
All 4,362 units of 4S Ranch, on both sides of Rancho Bernardo Road, are inside Poway Unified’s CFD No. 6; the 1,820 homes of Neighborhood Three, north of Rancho Bernardo Road, are also inside Improvement Area B and pay both. No City of San Diego district touches 4S Ranch, which is unincorporated county territory.
Poway Unified’s CFD No. 10, sometimes listed alongside 4S Ranch because both are 92127, is a different district: its own report places it in Torrey Highlands, in the City of San Diego either side of State Route 56 at Camino del Sur. The county’s special assessments search shows every line on a parcel if there is any doubt.
The districts and their rates
| District | Annual tax, FY 2025-26 | Range and cap | Ends |
|---|---|---|---|
| Poway Unified CFD No. 6 (4S Ranch) Fund 6122-06 · facilities | $3,503.06 administrator's average assigned rate for the 2,940 detached homes; attached homes average $1,615.64 (762 units); 660 affordable units $0 | $1,586.34 to $4,148.20 on the FY 2025-26 roll maximum equals the assigned rate; +2.00% a year once developed | 25 fiscal years after the last bond series and never after FY 2045-46; the district expects payments to end as early as 2030 after its 2025 refunding |
| Poway Unified CFD No. 6 Improvement Area B (Neighborhood Three) Fund 6122-18 · facilities | $2,584.32 detached home, 3,001–3,300 sq ft tier (291 of 1,820 units) | $827.46 (detached, 2,100 sq ft or less) to $3,989.82 (over 3,900 sq ft); attached $298.98–$827.46 maximum is the greater of assigned and backup; +2.00% a year | 33 fiscal years after bond issuance; never after FY 2043-44 |
The administrator publishes a parcel lookup, KeyAnalytics' Poway Unified parcel search, which returns the current levy for a specific address. Use it before an offer; the table above tells you what to expect, the lookup tells you what is true for that parcel.
A Mello-Roos amount is specific to the parcel, not the neighborhood: it varies by district, improvement area and the phase a home was built in. The authoritative figure is the line item on the property tax bill, which names the district and gives a contact number. Figures above are the administrators’ published rates for fiscal year 2025-26, retrieved 2026-09-08; most districts escalate annually, so next year’s bill will be higher by the stated percentage.
Sources
- Poway Unified School District, CFD No. 6 — FY 2025-26 Special Tax Report (KeyAnalytics) — Poway Unified CFD No. 6 (4S Ranch), high confidence. The 2030 end date is the district's own statement in its September 2025 refunding announcement (powayusd.com/apps/news/article/2104380).
- Poway Unified School District, CFD No. 6 Improvement Area B — FY 2025-26 Special Tax Report (KeyAnalytics) — Poway Unified CFD No. 6 Improvement Area B (Neighborhood Three), high confidence
Which districts are named for 4S Ranch in the County Auditor’s list, and the administrator contacts, are on the 4S Ranch guide; every community we cover is on the Mello-Roos lookup.
Want the number for a specific address?
Send the address and we will pull the district, the current levy and the remaining term together with what comparable homes on that street actually sold for.
Last updated 2026-09-09