Property tax · FY 2026-27 rates
Mello-Roos in Del Sur: what it costs
Written by Sofia Azizi, CA DRE# 02108624 · Updated 2026-09-09
Del Sur homes can carry two special-tax lines: Poway Unified’s CFD No. 12, which averaged $4,048.63 on the largest homes in FY 2025-26 and rises 2 percent a year, and, in the four Black Mountain Ranch Villages enclaves, the City of San Diego’s CFD No. 4, levied at $1,222.58 to $4,248.30 by size in FY 2026-27. The school-district line runs to the 2040s; the city line ends in FY 2036-37.
How much is Mello-Roos in Del Sur?
Del Sur’s biggest special-tax line is Poway Unified’s CFD No. 12: the district’s FY 2025-26 report puts the average assigned tax at $4,048.63 for the 224 homes over 3,750 sq ft, $2,237.86 for the 2,501–2,750 sq ft class, and $2,208.16 to $4,544.18 across the whole roll, each home’s figure fixed by the year it was first taxed and then rising 2 percent a year.
Homes inside the City of San Diego’s CFD No. 4 pay a second line. In FY 2026-27 the city levies 48.90 percent of the fixed maximum: in Zone 1, the South Village, a 3,001–3,250 sq ft home pays $1,436.24 and the range runs $1,222.58 to $1,801.30; in Zone 2, the North, West and East clusters, a 3,751–4,250 sq ft home pays $2,335.98 and the roll runs $1,520.64 to $4,248.30. The city’s rates do not escalate; the school district’s do.
KeyAnalytics’ Poway Unified parcel search returns the district, the current tax, the escalation and the final year for the school line, and the county’s parcel search below shows every line, city and school, on one screen. The Poway Unified line is the one to model over a long hold: at 2 percent a year a $4,048 bill compounds to roughly $4,930 in ten years.
When does Del Sur Mello-Roos end?
Del Sur’s two lines end at different times: Poway Unified’s CFD No. 12 may be levied for 33 fiscal years after its last bonds and in no case after FY 2042-43, with its 2016 and 2022 refunding bonds maturing in 2032 and 2042, while the City of San Diego’s CFD No. 4 makes its last levy in FY 2036-37, when its 2016 bonds mature.
The balances: CFD No. 12 had $3,771,000 of 2016 refunding bonds and $3,595,000 of 2022 refunding bonds outstanding on June 30, 2025; CFD No. 4 had $11,620,000 of its 2016 bonds outstanding on the same date, falling to $10,165,000 after the September 2026 payment. A buyer should read the school line as a twenty-year cost that grows, and the city line as a fixed cost with a decade to run.
Which Del Sur homes pay which Mello-Roos?
Poway Unified’s CFD No. 12 covers Black Mountain Ranch Phase II — the Del Sur parcels west of Camino del Sur, the parcels along East Carmel Valley Road and one Santaluz parcel — while the City of San Diego’s CFD No. 4 is drawn around four enclaves of the Black Mountain Ranch Villages: Zone 1 is the South Village of 218 detached homes and 42 affordable units, and Zone 2 is the North, West and East clusters, 275 estate-lot homes.
The city’s boundary map shows CFD No. 4 as those enclaves only; the core of Del Sur between Camino Del Sur and Camino Del Norte reads as outside it, which is a map reading rather than a parcel list, so confirm the city line on the bill for any specific address. Two similar homes a street apart can differ by a full city line, which is the point of checking before the offer rather than after.
The districts and their rates
| District | Annual tax, FY 2026-27 | Range and cap | Ends |
|---|---|---|---|
| Poway Unified CFD No. 12 (Black Mountain Ranch Phase II) Fund 6122-20 · facilities | $4,048.63 FY 2025-26, the latest published · administrator's average assigned rate for homes over 3,750 sq ft (224 of 521 units); within a class the rate varies by the year the home was first taxed | $2,208.16 to $4,544.18 on the FY 2025-26 roll; the 2,501–2,750 sq ft class averages $2,237.86; affordable units $0 maximum is the greater of the assigned and backup tax; +2.00% a year | 33 fiscal years after the last bonds; never after FY 2042-43 |
| City of San Diego CFD No. 4 (Black Mountain Ranch Villages) — Zone 1, South Village Fund 6086-09 · facilities | $1,436.24 developed home, 3,001–3,250 sq ft class (60 of 258 units) | $1,222.58 (2,501–2,750 sq ft) to $1,801.30 (3,751–4,250 sq ft); affordable units $48.90 maximum $1,124.13–$12,399.44 by class; rates do not escalate; levied at 48.90% of maximum | FY 2036-37 (last levy) |
| City of San Diego CFD No. 4 — Zone 2, North, West and East clusters Fund 6086-09 · facilities | $2,335.98 developed home, 3,751–4,250 sq ft class (62 of 264 units) | $1,520.64 (2,501–2,750 sq ft) to $4,248.30 (5,251–5,750 sq ft) on the FY 2026-27 roll maximum $1,331.10–$17,029.36 by class; rates do not escalate; levied at 48.90% of maximum | FY 2036-37 (last levy) |
The County Auditor publishes a parcel lookup, County of San Diego special assessments 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 2026-27, 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. 12 — FY 2025-26 Special Tax Report (KeyAnalytics) — Poway Unified CFD No. 12 (Black Mountain Ranch Phase II), high confidence
- City of San Diego, CFD No. 4 (Black Mountain Ranch Villages) — FY 2026-27 Administration Report — City of San Diego CFD No. 4 (Black Mountain Ranch Villages) — Zone 1, South Village, high confidence
- City of San Diego, CFD No. 4 (Black Mountain Ranch Villages) — FY 2026-27 Administration Report — City of San Diego CFD No. 4 — Zone 2, North, West and East clusters, high confidence. The enclave names and the reading that the Del Sur core lies outside CFD No. 4 come from the city's boundary map and the 2016 official statement, not from a parcel list.
Which districts are named for Del Sur in the County Auditor’s list, and the administrator contacts, are on the Del Sur 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