Property tax · FY 2026-27 rates
Mello-Roos in Chula Vista: what it costs
Written by Sofia Azizi, CA DRE# 02108624 · Updated 2026-09-11
Chula Vista’s east side stacks up to four Mello-Roos lines on one bill — a city facilities district, a city maintenance district and one from each school district — and the city publishes no rate table, so the figure for a parcel comes from the administrators’ lookups. What is published: the city’s bond districts levy at or below assigned rates such as $800 plus $0.35 per sq ft in Otay Ranch Village 6, the newest district in Village 8 East sets $3,021 to $4,815 a home for FY 2026-27, the elementary district taxes per square foot for 25 years, and the maintenance districts never end.
How much is Mello-Roos in Chula Vista?
Chula Vista publishes no schedule of what a home pays: the city’s FY 2026-27 levy resolution sets each district “at the same or at a lower rate” than its ordinance allows and hands the parcel amounts to its administrator, so the checkable figures are the assigned rates in the bond documents — $800 per home plus $0.35 per sq ft in Otay Ranch Village 6 (CFD 08-I), $440 plus $0.34 per sq ft in the McMillin part of Village 6 (CFD 2001-2), $1,675 per home in Village 11 (CFD 07-I), $0.74 per sq ft in Eastlake Woods and Vistas Improvement Area B (CFD 06-I) — and, for the newest district, Village 8 East’s FY 2026-27 assigned rates of $3,021 for a home up to 1,400 sq ft rising to $4,181 above 2,000 sq ft in Zone 1, and up to $4,815 in Zone 3.
Those are ceilings for the facilities line, not the levy: the city collects what the year’s debt service needs, which for the older districts is usually below the assigned rate. The maintenance districts — the “-M” districts and 97-1, 97-2, 98-3 and 99-2 — are set each year at or below a maximum that grows by the district’s inflation factor, with no published table at all. Spicer Consulting’s parcel lookup returns the city lines for any address.
The school districts tax per square foot of house. Chula Vista Elementary’s districts fix a rate the year a home is first taxed and raise it at least 2 percent a year — Village 8 West’s CFD 21 started at $0.7336 per sq ft in FY 2021-22, so a new 2,000 sq ft home there began near $1,467 a year — and Sweetwater Union High levied at 98.04 percent of its maximum in CFDs 1 to 16 and 100 percent in 17 to 20 in FY 2025-26, less a credit for the district’s general-obligation bonds. Both districts publish parcel lookups (elementary, high school) that return the current figure and the final year.
When does Chula Vista Mello-Roos end?
Chula Vista’s facilities districts end and its maintenance districts do not: the city’s 2024 bond disclosure states that CFD 2001-2 may not be levied after FY 2037-38, CFD 08-I after FY 2039-40, CFD 06-I Improvement Areas A and B after FY 2042-43 and 2043-44, and CFD 07-I after FY 2043-44, while every “-M” maintenance district funds ongoing services with no sunset.
The bonds behind those dates are small and refunded: CFD 2001-2’s 2024 refunding was sized at $3,395,000 and CFD 08-I’s at $6,545,000, both maturing September 1, 2032; CFD 07-I carries $9,550,000 of 2015 bonds plus a $9,525,000 2024 refunding maturing September 1, 2033; CFD 06-I’s two improvement areas refunded $9,885,000 and $2,495,000, maturing 2032 and 2033. The school districts run on their own clocks: Chula Vista Elementary’s rate and method taxes a developed parcel for 25 years from its first taxed year, and Sweetwater Union High’s terms are 25 years, 30 for CFD 16 and 35 for CFD 19, so a 2004 home in Village 11 is a few years from the end of its elementary line while a 2023 home in Village 8 West has two decades to run.
Which Chula Vista homes have Mello-Roos?
Chula Vista’s Mello-Roos sits east of Interstate 805, in the master plans: the city’s FY 2026-27 staff report counts thirty-one districts formed since 1998 across Otay Ranch, Sunbow II, San Miguel Ranch, Eastlake, Rolling Hills Ranch and Millenia, and Chula Vista Elementary’s CFD 1 alone covers the 3,230 acres of the Eastlake master plan; the older stock west of the freeway carries none of them, apart from two new infill districts, Citrus Bay and Moss Street, levied for the first time this year.
The stack differs by village. Village 6 pays CFD 08-I or 2001-2 for facilities plus CFD 08-M for maintenance; Village 11 pays 07-I and 09-M; Village 2 pays 13-I and 13-M; Eastlake Woods and Vistas pay 06-I and 07-M; Millenia pays 16-I and 14-M. Village 8 East’s CFD 2025-1 was formed with bonds authorized up to $50 million for Improvement Area 1 and $75 million for Improvement Area 2, so its lines appear on the first owners’ bills. Rancho del Rey’s obligation is a 1972-Act open-space district rather than Mello-Roos, and the elementary district’s CFD 3 there has 24 homes left in it. The elementary district’s boundaries follow the villages too: CFD 6 is Villages 1 and 5 south of Telegraph Canyon Road, CFD 14 is Village 11 east of Eastlake Parkway, CFD 17 is Village 2 and the Baldwin part of Village 7, CFD 21 is Village 8 West.
The districts and their rates
| District | Annual tax, FY 2026-27 | Range and cap | Ends |
|---|---|---|---|
| City CFD 08-I (Otay Ranch Village 6) Fund 6015-01 · facilities | $800 + $0.35 per sq ft assigned special tax for a developed home under the rate and method (a 2,000 sq ft home: $1,500 at most); the annual levy is set at or below it | not found — the city publishes no levy table assigned rate as stated; levied 'at the same or a lower rate' than the ordinance allows | may not be levied after FY 2039-40 |
| City CFD 2001-2 (McMillin Otay Ranch Village 6) Fund 6014-87 · facilities | $440 + $0.34 per sq ft assigned special tax for a developed home under the rate and method; the annual levy is set at or below it | not found — the city publishes no levy table assigned rate as stated | may not be levied after FY 2037-38 |
| City CFD 07-I (Otay Ranch Village 11, Windingwalk) Fund 6014-99 · facilities | $1,675 per home assigned special tax for residential property at 8 or fewer homes an acre; denser product carries other rates | not found — the city publishes no levy table assigned rate as stated | may not be levied after FY 2043-44 |
| City CFD 06-I Improvement Areas A and B (Eastlake Woods, Vistas and Land Swap) Fund 6014-94 / 6014-98 · facilities | $0.74 per sq ft (Improvement Area B) assigned special tax on residential floor area in Improvement Area B; Improvement Area A's schedule was not captured | not found — the city publishes no levy table assigned rate as stated | Area A after FY 2042-43; Area B after FY 2043-44 |
| City maintenance districts — 97-1, 97-2, 98-3, 99-2, 07-M, 08-M, 09-M, 11-M, 12-M, 13-M, 14-M, 14-M2, 16-M, 18-M, 19-M Fund 6014-xx / 6015-xx · services | not found the city publishes no rate table; each year's maximum is the prior year's times the district's inflation factor, and the levy is set at or below it — Spicer's lookup returns the parcel's figure | not found maximum grows by each district's inflation factor every year | does not end (services) |
| Chula Vista Elementary School District CFDs 1–21 Fund 3798-xx · facilities | not found as a flat figure taxed per square foot of house at a rate fixed by the year the home was first taxed, rising at least 2% a year; CFD 21 (Village 8 West) began at $0.7336 per sq ft in FY 2021-22 | not published as a schedule; the district's lookup returns the parcel's figure at least +2% a year on the parcel's base rate | 25 years from a parcel's first taxed year (rate and method of CFDs 1, 6, 14 and 17) |
| Sweetwater Union High School District CFDs 1–20 Fund 6159-xx · facilities | not found as a flat figure levied at 98.04% of the maximum in CFDs 1–16 and 100% in CFDs 17–20 in FY 2025-26, per square foot, less a general-obligation-bond credit; the district's lookup returns the parcel's figure | not published as a schedule maximum +2% a year | 25 years per parcel; 30 for CFD 16 and 35 for CFD 19 |
The administrator publishes a parcel lookup, Spicer Consulting Group's Chula Vista parcel lookup, 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 2026-27, retrieved 2026-09-08; most districts escalate annually, so next year’s bill will be higher by the stated percentage.
Sources
- Chula Vista Municipal Financing Authority, 2024 Revenue Refunding Bonds official statement (Appendix A) — City CFD 08-I (Otay Ranch Village 6), high confidence. The assigned rate is the ceiling; the year's levy is lower when debt service allows.
- Chula Vista Municipal Financing Authority, 2024 Revenue Refunding Bonds official statement (Appendix A) — City CFD 2001-2 (McMillin Otay Ranch Village 6), high confidence
- Chula Vista Municipal Financing Authority, 2024 Revenue Refunding Bonds official statement (Appendix A) — City CFD 07-I (Otay Ranch Village 11, Windingwalk), high confidence
- Chula Vista Municipal Financing Authority, 2024 Revenue Refunding Bonds official statement (Appendix A) — City CFD 06-I Improvement Areas A and B (Eastlake Woods, Vistas and Land Swap), high confidence
- City of Chula Vista, staff report on the FY 2026-27 special-tax levies (council item of June 2026) — City maintenance districts — 97-1, 97-2, 98-3, 99-2, 07-M, 08-M, 09-M, 11-M, 12-M, 13-M, 14-M, 14-M2, 16-M, 18-M, 19-M, high confidence. The structure is the city's own description; the per-parcel figure is not published.
- Chula Vista Elementary School District, CFD No. 21 Annual Special Tax Report FY 2025-26 (KeyAnalytics) — Chula Vista Elementary School District CFDs 1–21, high confidence
- Sweetwater Union High School District, CFD parcel lookup and FY 2025-26 levy resolutions — Sweetwater Union High School District CFDs 1–20, medium confidence. The district's board attachments are behind a bot filter; the levy percentages and terms come from a research pass that read them, not from a re-fetch.
Which districts are named for Chula Vista in the County Auditor’s list, and the administrator contacts, are on the Chula Vista 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 2026-09-11