Principal and interest
The loan payment itself, based on the price, down payment, term and rate you enter.
Home · Free tools · Payment and Mello-Roos
Southern California · November 14, 2026
Calculators
Payment and Mello-Roos (CFD) calculator
Use this estimate to see a monthly number that includes principal and interest, property tax, optional homeowners insurance, HOA dues and Mello-Roos or other community facilities district (CFD) special taxes. It is a planning tool, not a loan quote, a rate lock or a tax bill. The default interest rate is a recent national average, not a lender's offer.
Estimate · not a loan quote
Payment & Mello-Roos (CFD) calculator
Estimate only. Not a loan offer, rate lock, tax bill or Loan Estimate. Mortgage insurance is not included. Confirm taxes with the county tax collector and payments with your lender.
Who this is for, and when to use it
Buyers comparing a listing in a CFD, owners who want a second look at a monthly payment, and anyone who has been quoted a payment that seemed to leave out taxes or special assessments can use this calculator. Use it before you write an offer or stretch a budget, then confirm taxes with the county tax collector and the payment with a lender.
Key terms
Proposition 13 base tax
The 1% default in the form is the statewide base levy. Most bills are higher once bonds and local charges are added, so enter the total rate from a tax bill when you have it.
Mello-Roos / CFD
A special tax used to pay for infrastructure or services in a community facilities district. It is often in addition to the regular property tax and can last for many years.
Homeowners' exemption
If you will occupy the home and file the official $7,000 exemption, you can turn that option on for a slightly lower tax estimate.
HOA dues
Monthly association fees, which are separate from taxes and from the mortgage.
How to use this, step by step
- Enter a list price or a target price, a down payment, a loan term and an interest rate. Replace the default national average with a quote if you have one.
- Enter a tax rate from a recent bill or a reliable estimate for that area. Do not leave the 1% default if you know the bill is higher.
- Add annual Mello-Roos or CFD taxes and monthly HOA dues from the listing, the seller, or the official tax bill.
- Add a monthly insurance figure only if you have a quote; the calculator will not invent one.
- Read the estimate as a planning range, then confirm every line with the lender, the tax collector and, in a CFD, the official levy information.
Costs, timelines, and common pitfalls
Mortgage insurance is not included, so a low-down-payment payment can be understated. Insurance in a high fire or flood area can change the monthly total more than a small rate change. CFD levies can step up on a published schedule. Common pitfalls include using the 1% tax default in a high-tax city, ignoring a second CFD on the same lot, or treating the national average rate as a lock. Closing costs are a separate cash need; use the closing-cost calculator for that part.
County-by-county notes
Orange County
Many newer master-planned areas have special taxes or assessments in addition to the regular bill. Confirm the official levy, not just a listing remark.
Los Angeles County
Effective tax rates vary widely by city and school or bond measures. Enter the rate from a comparable bill when you can.
Riverside County
Large CFDs are common in some new communities. Official levy reports, not marketing flyers, are the source to copy into the form.
San Bernardino County
Ontario Ranch and other newer areas can have more than one CFD on a lot. Our worked examples use official City of Ontario figures from a published brief, labeled as illustrations.
San Diego County
Mello-Roos and other special taxes appear in some communities. Confirm with the tax bill and the official district information.
Before you start
- Have a price, a down-payment plan, and either a lender quote or a clear understanding that the default rate is only a national average.
- Find a recent tax bill or official levy for the property or a close comparable.
- Separate regular property tax from CFD special taxes and from HOA dues.
- Get an insurance quote if the home is in a fire, flood or high-cost insurance area.
- Remember cash for closing costs, which this calculator does not estimate.
A short real-estate example
Questions
Is this a loan quote?
No. It is a planning estimate. Lenders issue quotes and Loan Estimates based on your credit, the property and the program.
Why is the default tax rate 1%?
That is the Proposition 13 base levy. Most Southern California bills are higher once bonds and local charges are included.
What is Mello-Roos?
A special tax in a community facilities district, often used to pay for infrastructure. It is usually in addition to regular property tax.
Does the calculator include mortgage insurance?
No. If you put less than 20% down, ask your lender for that amount and add it mentally to the result.
Can I use a buydown rate?
You can type a lower rate, and you can compare a buydown with a price cut on the buydown calculator.
Where do I find the CFD amount?
On the tax bill, in an official levy report, or sometimes in the listing or HOA packet. Prefer the official figure.
How is the default interest rate chosen?
It is a recent national average for 30-year fixed loans, not a local quote. Replace it when you have a better number.
Official resource links
We link only official government or court pages. Confirm the current version on the official site.
Questions about a specific home or transaction? Call or text 833-THIS-BROKER (833-842-7465), text us, or request a call. Dr. Hamid Rowshan, Choice of America. DRE #02004794, company DRE #02240008.
This page is general information for Southern California homeowners, buyers, sellers and renters. It is not legal, tax, insurance or lending advice, not a loan offer, and not a substitute for the official agency, court, lender or insurer that will handle your file. Rules, fees, maps and forms change. Confirm every figure and every filing with the official office before you act.