Ladera Ranch Real Estate

The beautiful new community of Ladera Ranch has many different Condo exterior elevation options to choose from.  One of the Architectural signatures of Ladera Ranch is the wide variety of exterior elevation looks and styles.  From Traditional, to colonial to modern or Spanish decor… one can find just about any popular architectural style in the Condominiums built in Ladera Ranch over the past 5 years.

The Master Planned community of Ladera Ranch has lots to offer such as several Village Clubs ranging in size from 3 to 5a Acres where neighbors and kids can gather.  There are also numerous sports parks, called:  Ladera Ranch Sports Park, Flintridge Parks, Township Parks, Avendale Parks, Wycliffe District Parks, and Echo Ridge Parks.  In addition, there is a 24 Acre regional park with 4 baseball diamonds, 6 soccer fields, tot lots and much more…. all of this for the enjoyment and use of Ladera Ranch residents. The association dues for the Ladera Ranch community is about $160 per month, and the association dues for each individual Condo community will range from $125 to $165 per month.

There are currently 58 Condos for sale in Ladera Ranch, ranging in price from a low of $434,900 for a 2 bedroom, 2.5 bath 2 story condo, on up to $689,900 for a 3 bedroom, 2.5 bath, 1,880 SqFt townhome with 2 car attached garage.  The average price for these Condominiums for sale is $564,257 and the Median price is $554,900, with an average days on market for sale of 44 days. 

For Condos that have sold and are currently under contract (In Escrow), there are a total 20 such units in Ladera Ranch.  This represents a healthy ration of homes currently active for sale as compared to Condos under contract in escrow.  For Condominiums in Escrow, the Median price is $549,900.

For the past 30 days, there have been 25 Condos that have sold and closed escrow in Ladera Ranch.  The Median price of these Condos was $508,900 and the average price was $519,292 with an average days on market of 52 days.  Again, these figures reflect the strong market that Ladera Ranch has been experiencing ever since this community began about 5 years ago.

If you would like to view all Condos for sale in Ladera Ranch, simply visit our website at:  Ladera Ranch Real Estate 

We have found that there is a lot of confusion regarding Mello-Roos in Ladera Ranch.  Simply put, Mello-Roos  is a special assessment in the form of property tax that is levied on Ladera Ranch (and other cities) real estate within a designated district. These Ladera Ranch Mello-Roos districts are created to raise money by the sale of bonds, for the purpose of financing infrastructure improvements for that community. This infrastructure improvements may include sewer treatment, larger water lines, new streets, expanded drainage system, new parks, upgraded electrical lines, new schools, etc. 

The motivation for the creation of the Mello-Roos tax  started back in 1978 with the passage of Proposition 13 which restricted local governments ability to pay for capital facilities and services by increasing property taxes. In 1982, Senator Henry Mello and Assemblyman Mike Roos enacted the Community Facilities District (now called Mello-Roos) to provide local governments with an additional way to raise needed funds, and the first MelloRoos district was created in 1986.  Below are some of the more common questions that are asked about Ladera Ranch Mello-Roos:

What is the Total Tax Rate in Ladera Ranch including Mello-Roos ?  When homes were first built, the Ladera Ranch Mello-Roos fee plus Prop 13 base tax totaled about 2.0%.  Prop 13 base property tax is approximately 1.1% of the purchase price and the Mello-Roos portion of the tax was approximately an additional 0.9%.  One important disction is that the Prop 13 Tax is based upon the sales price, so as your home appreciates and is sold, the new Buyer has to pay a higher property Tax.  But, the Mello-Roos tax is not based upon the sale price and mostly stays constant even after years of appreciation.  Due to the strong appreciation that Ladera Ranch has experienced since the homes were first built, the Prop 13 tax adjusts upwards at 1.1% of the purchase price, while the Mello-Roos has essentially stayed fixed at approximately $2,000/year.  So today, the total property tax is around 1.5% for a $800,000 home.  

How does one estimate the Mello-Roos when buying a Ladera Ranch home? During the purchase process, the Seller is required to acquire a report which will state in writing the exact amount of the Mello-Roos fee. But before you make an offer you can also estimate the Mello-Roos for it does vary somewhat from community to community and even lot to lot.. You take the quoted Tax Assessor yearly Tax amount, and subtract the 1.1% of the Prop 13 portion of the tax from this amount. The remainder is a reasonable estimate of your yearly Mello-Roos payment for that home.

Can I deduct my Ladera Ranch Mello-Roos taxes from my Income Tax? Many  tax accountants state that the Mello-Roos tax is not tax deductible. It is best advised that you consult with your tax consultant and make your own decision on this topic.

How and when do I pay the Ladera Ranch Mello-Roos Tax ? The Mello-Roos tax is included in your normal Prop 13 tax bill and this is billed to you twice per year on February 1st and November 1st. 

How long do the Ladera Ranch Mello-Roos tax last ? The Mello-Roos assessment is written for about 15 to 25 years dependent on the community facilities district. Although, some of the districts have the right to renew the Mello-Roos tax if needed.

How do I compare the value of a Home with Mello-Roos against a Home without?  Let’s say you are thinking about  buying either a home in Ladera Ranch with yearly Mello-Roos payment of about $1,800, or possibly buying a home in Laguna Niguel with no Mello-Roos. To compare the values of these two homes, take the $1,800 yearly Mello Roos payment, divide by 12 for the monthly payment of $150. A $150 per month payment is approximately equal to a $25,000 mortgage in today’s interest rates. Therefore the home in Ladera Ranch is actually costing you about $25,000 more as compared to the home you’re considering in Laguna Niguel. If the Ladera Ranch home is still more desirable to you at a comparative price $25,000 higher than the home in Laguna Niguel, then buy it, if not, buy the home in Laguna Niguel.

If you would like to view all homes listed for sale in Ladera Ranch, please visit our website at:  Ladera Ranch Real Estate