Mello-Roos · 2026-27 tax bills

Folsom Mello-Roos, district by district

All of Folsom Ranch is in CFD 18, and the Folsom Ranch sample bills we checked showed $1,565 to $4,344 a year in Mello-Roos and districts. North of Highway 50, Empire Ranch and Lakeview Oaks (CFD 10) and The Parkway Phase II (CFD 14) pay a facilities Mello-Roos. Hillcrest pays a maintenance district, CFD 12, and some older areas pay smaller maintenance charges.

Highest on our sample bills: White Rock Springs Ranch, $4,344 a year.
When the bonds end: 2032 to 2059 for districts with published dates. Services and maintenance taxes can keep going after that.
Before you buy: the seller must give you a Notice of Special Tax for each district.

Get the bill for one house

Scott Kirk, Broker/Owner, Weichert, Realtors® - Sierra Pacific Group
CA DRE 01879787 · 705 Gold Lake Dr., Folsom Licensed since 2010500+ closed transactionsData from MetroList and county bills

District charges on one real bill

Mello-Roos plus city districts, 2026-27, one home per neighborhood.

Every Folsom district we found

CFD 18, Folsom Plan Area Area-Wide

All of Folsom Ranch, south of Hwy 50

Rate: $1,119.88 max, 2025-26 (single-family). Billed $854.58 to $1,152.06 on 2026-27 sample bills.
Yearly increase: Facilities up 2% a year. Maintenance and transportation services taxes rise with inflation, capped at 4%.
Bond end date: Bonds end by Sep 1, 2059

CFD 23 IA7 bond statement, 2026, p. 193 (PDF)CFD 18 bond statement, 2024, p. 17 (PDF)

CFD 17, Willow Hill Pipeline

Nearly all of Folsom Ranch

Rate: Billed $51.64 to $114.94 on 2026-27 sample bills. The amount varies by property.
Yearly increase: 2% a year
Bond end date: Not stated in documents found

CFD 23 IA7 bond statement, 2026, p. 193 (PDF)

CFD 19, Mangini Ranch

Mangini Ranch Phase 1

Rate: $3,058.24 levied, 2023-24 (detached home)
Yearly increase: Includes a services piece
Bond end date: Not stated in documents found

CFD 18 bond statement, 2024, p. 194 (PDF)SB 165 district reports, 2025, p. 4 (PDF)

CFD 20, Russell Ranch

Lennar Russell Ranch: Brass Pointe, Silver Knoll, Gold Cliff, Platinum Peak, Sterling Hills

Rate: Max 2023-24: $1,914 single-family, $1,577 detached small lot. Levied 2023-24: $1,576.62. Billed $1,673.10 on a 2026-27 sample bill.
Yearly increase: 2% a year
Bond end date: Not stated in documents found

CFD 20 bond statement, p. 136 (PDF)CFD 18 bond statement, 2024, p. 194 (PDF)

CFD 20-1, Russell Ranch 2

118 attached low-density homes

Rate: Max 2025-26 by size: $1,280 under 1,800 sq ft, $1,336 for 1,800 to 1,999, $1,534 for 2,000 or more
Yearly increase: 2% a year
Bond end date: Tax runs through 2064-65

CFD 20-1 rate and method, p. 14 (PDF)

CFD 21, White Rock Springs Ranch

White Rock Springs Ranch (Lennar, Richmond American, JMC Homes)

Rate: Max 2021-22: $3,139 single-family, $2,814 detached small lot. Levied 2023-24: $2,928.02. Billed $3,107.24 on a 2026-27 sample bill.
Yearly increase: 2% a year
Bond end date: Bonds end by Sep 1, 2050

CFD 21 bond statement, 2021, p. 233 (PDF)CFD 18 bond statement, 2024, p. 194 (PDF)

CFD 22, Folsom Heights

Folsom Heights, in Folsom Ranch

Rate: Not levied yet as of June 30, 2025
Yearly increase: Has a services piece
Bond end date: Not stated in documents found

SB 165 district reports, 2025, p. 5 (PDF)

CFD 23, Improvement Area 1

Part of Mangini Ranch Phase 2 (Tri Pointe, KB, Lennar, Beazer, Signature, per the 2022 bond document)

Rate: Max 2022-23 by size: $2,197 under 2,000 sq ft up to $2,652 at 2,800 or more. Levied 2023-24: $2,468.78
Yearly increase: Facilities up 2% a year. Services tax $221, rises with inflation.
Bond end date: Bonds end by Sep 1, 2052

CFD 23 IA1 bond statement, 2022, p. 141 (PDF)CFD 18 bond statement, 2024, p. 194 (PDF)

CFD 23, Improvement Area 2

Part of Mangini Ranch (sample home on Cantrell Dr)

Rate: Billed $2,422.64 on a 2026-27 sample bill (Cantrell Dr)
Yearly increase: Facilities up 2% a year. Services tax rises with inflation.
Bond end date: Not stated in documents found

SB 165 district reports, 2025, p. 5 (PDF)

CFD 23, Improvement Area 3

Regency at Folsom Ranch area

Rate: Billed $657.36 on a 2026-27 sample bill (Meadow Crest Dr)
Yearly increase: Facilities up 2% a year. Services tax rises with inflation.
Bond end date: Not stated in documents found

SB 165 district reports, 2025, p. 5 (PDF)

CFD 23, Improvement Area 4

Taylor Morrison, Folsom Ranch

Rate: Max 2024-25 by size: $2,476 under 2,000 sq ft up to $3,512 at 3,200 or more
Yearly increase: Facilities up 2% a year. Services tax $234, rises with inflation, capped at 4%.
Bond end date: Bonds end by Sep 1, 2055

CFD 23 IA4 bond statement, 2024, p. 182 (PDF)

CFD 23, Improvement Area 7

Toll Brothers Oak Trails and Heritage Trails

Rate: Max 2025-26 by size and zone: $2,742 to $3,527
Yearly increase: Facilities up 2% a year. Services tax $199, rises with inflation, capped at 4%.
Bond end date: Bonds end by Sep 1, 2056

CFD 23 IA7 bond statement, 2026, p. 182 (PDF)

CFD 24, Alder Creek West (proposed)

Between Hwy 50, Prairie City Rd and White Rock Rd

Rate: Proposed 2026-27: facilities $2,498 to $5,719 by village, plus services $400 to $977
Yearly increase: Facilities up 2% a year from 2027-28. Services rise 2% or with inflation, capped at 4%.
Bond end date: Facilities tax through 2085-86

CFD 24 staff report, 2026, p. 4 (PDF)

CFD 10, Empire Ranch

Empire Ranch (listed on the county roll as Russell Ranch M/R #10)

Rate: Billed $1,209.20 (Empire Ranch) and $2,023.32 (Lakeview Oaks) on 2026-27 sample bills
Yearly increase: Not stated in documents found
Bond end date: Not stated in documents found

CFD 10 refunding report, 2020, p. 1 (PDF)

CFD 12, Broadstone 3 Maintenance

Broadstone Unit 3

Rate: Billed $509.98 on a 2026-27 sample bill (Hillcrest)
Yearly increase: Not stated in documents found
Bond end date: Not stated in documents found

County direct levy totals, 2025-26, p. 8 (PDF)

CFD 13, American River Canyon North Maintenance

American River Canyon North

Rate: Not checked on a bill yet
Yearly increase: Not stated in documents found
Bond end date: Not stated in documents found

SB 165 district reports, 2025, p. 3 (PDF)

CFD 14, Parkway Phase II

The Parkway, Phase II

Rate: Billed $911.42 on a 2026-27 sample bill
Yearly increase: Not stated in documents found
Bond end date: Bonds end Sep 1, 2032

SB 165 district reports, 2025, p. 3 (PDF)County direct levy totals, 2025-26, p. 2 (PDF)

CFD 16, Islands at Parkshore

Islands at Parkshore

Rate: Not checked on a bill yet
Yearly increase: Not stated in documents found
Bond end date: Not stated in documents found

County direct levy totals, 2025-26, p. 2 (PDF)

Willow Springs Maintenance District

Willow Springs

Rate: Billed $217.62 on a 2026-27 sample bill, plus $28.14 landscaping
Yearly increase: Not stated in documents found
Bond end date: Not stated in documents found

County direct levy totals, 2025-26, p. 2 (PDF)

Folsom Mello-Roos and maintenance districts
District	Covers	Rate for a home	Yearly increase	Bond end date	Documents
CFD 18, Folsom Plan Area Area-Wide	All of Folsom Ranch, south of Hwy 50	$1,119.88 max, 2025-26 (single-family). Billed $854.58 to $1,152.06 on 2026-27 sample bills.	Facilities up 2% a year. Maintenance and transportation services taxes rise with inflation, capped at 4%.	Bonds end by Sep 1, 2059	CFD 23 IA7 bond statement, 2026, p. 193 (PDF)CFD 18 bond statement, 2024, p. 17 (PDF)
CFD 17, Willow Hill Pipeline	Nearly all of Folsom Ranch	Billed $51.64 to $114.94 on 2026-27 sample bills. The amount varies by property.	2% a year	Not stated in documents found	CFD 23 IA7 bond statement, 2026, p. 193 (PDF)
CFD 19, Mangini Ranch	Mangini Ranch Phase 1	$3,058.24 levied, 2023-24 (detached home)	Includes a services piece	Not stated in documents found	CFD 18 bond statement, 2024, p. 194 (PDF)SB 165 district reports, 2025, p. 4 (PDF)
CFD 20, Russell Ranch	Lennar Russell Ranch: Brass Pointe, Silver Knoll, Gold Cliff, Platinum Peak, Sterling Hills	Max 2023-24: $1,914 single-family, $1,577 detached small lot. Levied 2023-24: $1,576.62. Billed $1,673.10 on a 2026-27 sample bill.	2% a year	Not stated in documents found	CFD 20 bond statement, p. 136 (PDF)CFD 18 bond statement, 2024, p. 194 (PDF)
CFD 20-1, Russell Ranch 2	118 attached low-density homes	Max 2025-26 by size: $1,280 under 1,800 sq ft, $1,336 for 1,800 to 1,999, $1,534 for 2,000 or more	2% a year	Tax runs through 2064-65	CFD 20-1 rate and method, p. 14 (PDF)
CFD 21, White Rock Springs Ranch	White Rock Springs Ranch (Lennar, Richmond American, JMC Homes)	Max 2021-22: $3,139 single-family, $2,814 detached small lot. Levied 2023-24: $2,928.02. Billed $3,107.24 on a 2026-27 sample bill.	2% a year	Bonds end by Sep 1, 2050	CFD 21 bond statement, 2021, p. 233 (PDF)CFD 18 bond statement, 2024, p. 194 (PDF)
CFD 22, Folsom Heights	Folsom Heights, in Folsom Ranch	Not levied yet as of June 30, 2025	Has a services piece	Not stated in documents found	SB 165 district reports, 2025, p. 5 (PDF)
CFD 23, Improvement Area 1	Part of Mangini Ranch Phase 2 (Tri Pointe, KB, Lennar, Beazer, Signature, per the 2022 bond document)	Max 2022-23 by size: $2,197 under 2,000 sq ft up to $2,652 at 2,800 or more. Levied 2023-24: $2,468.78	Facilities up 2% a year. Services tax $221, rises with inflation.	Bonds end by Sep 1, 2052	CFD 23 IA1 bond statement, 2022, p. 141 (PDF)CFD 18 bond statement, 2024, p. 194 (PDF)
CFD 23, Improvement Area 2	Part of Mangini Ranch (sample home on Cantrell Dr)	Billed $2,422.64 on a 2026-27 sample bill (Cantrell Dr)	Facilities up 2% a year. Services tax rises with inflation.	Not stated in documents found	SB 165 district reports, 2025, p. 5 (PDF)
CFD 23, Improvement Area 3	Regency at Folsom Ranch area	Billed $657.36 on a 2026-27 sample bill (Meadow Crest Dr)	Facilities up 2% a year. Services tax rises with inflation.	Not stated in documents found	SB 165 district reports, 2025, p. 5 (PDF)
CFD 23, Improvement Area 4	Taylor Morrison, Folsom Ranch	Max 2024-25 by size: $2,476 under 2,000 sq ft up to $3,512 at 3,200 or more	Facilities up 2% a year. Services tax $234, rises with inflation, capped at 4%.	Bonds end by Sep 1, 2055	CFD 23 IA4 bond statement, 2024, p. 182 (PDF)
CFD 23, Improvement Area 7	Toll Brothers Oak Trails and Heritage Trails	Max 2025-26 by size and zone: $2,742 to $3,527	Facilities up 2% a year. Services tax $199, rises with inflation, capped at 4%.	Bonds end by Sep 1, 2056	CFD 23 IA7 bond statement, 2026, p. 182 (PDF)
CFD 24, Alder Creek West (proposed)	Between Hwy 50, Prairie City Rd and White Rock Rd	Proposed 2026-27: facilities $2,498 to $5,719 by village, plus services $400 to $977	Facilities up 2% a year from 2027-28. Services rise 2% or with inflation, capped at 4%.	Facilities tax through 2085-86	CFD 24 staff report, 2026, p. 4 (PDF)
CFD 10, Empire Ranch	Empire Ranch (listed on the county roll as Russell Ranch M/R #10)	Billed $1,209.20 (Empire Ranch) and $2,023.32 (Lakeview Oaks) on 2026-27 sample bills	Not stated in documents found	Not stated in documents found	CFD 10 refunding report, 2020, p. 1 (PDF)
CFD 12, Broadstone 3 Maintenance	Broadstone Unit 3	Billed $509.98 on a 2026-27 sample bill (Hillcrest)	Not stated in documents found	Not stated in documents found	County direct levy totals, 2025-26, p. 8 (PDF)
CFD 13, American River Canyon North Maintenance	American River Canyon North	Not checked on a bill yet	Not stated in documents found	Not stated in documents found	SB 165 district reports, 2025, p. 3 (PDF)
CFD 14, Parkway Phase II	The Parkway, Phase II	Billed $911.42 on a 2026-27 sample bill	Not stated in documents found	Bonds end Sep 1, 2032	SB 165 district reports, 2025, p. 3 (PDF)County direct levy totals, 2025-26, p. 2 (PDF)
CFD 16, Islands at Parkshore	Islands at Parkshore	Not checked on a bill yet	Not stated in documents found	Not stated in documents found	County direct levy totals, 2025-26, p. 2 (PDF)
Willow Springs Maintenance District	Willow Springs	Billed $217.62 on a 2026-27 sample bill, plus $28.14 landscaping	Not stated in documents found	Not stated in documents found	County direct levy totals, 2025-26, p. 2 (PDF)

Facilities taxes pay off bonds and end when the bonds are paid. Services and maintenance taxes pay for upkeep and can continue. "Max" is the most the district can charge. "Levied" is what it actually charged. Amounts from older years have risen since. Documents are City of Folsom council packets and Sacramento County Auditor-Controller reports.

What real 2026-27 bills show

One sample home per neighborhood, from the Sacramento County tax site. Amounts depend on home size and type.

Mello-Roos and district charges on sample 2026-27 bills
Neighborhood	Charges on the bill
White Rock Springs Ranch	CFD 21: $3,107.24 CFD 18: $1,152.06 CFD 17: $83.30 SAFCA flood: $1.50 $4,344.10 (sample home on Rockrose Dr)
Mangini Ranch	CFD 23 IA2: $2,422.64 CFD 18: $854.58 CFD 17: $51.64 SAFCA flood: $1.50 $3,330.36 (sample home on Cantrell Dr)
Russell Ranch	CFD 20: $1,673.10 CFD 18: $1,152.06 CFD 17: $114.94 SAFCA flood: $1.50 $2,941.60 (sample home on Highgate Terrace Loop)
Lakeview Oaks	CFD 10 (Empire Ranch, billed as Russell Ranch M/R #10): $2,023.32 $2,023.32 (sample home on Oreno Cir)
Regency at Folsom Ranch (55+)	CFD 18: $854.58 CFD 17: $51.64 CFD 23 IA3: $657.36 SAFCA flood: $1.50 $1,565.08 (sample home on Meadow Crest Dr)
Empire Ranch	CFD 10 (Empire Ranch, billed as Russell Ranch M/R #10): $1,209.20 $1,209.20 (sample home on Lone Spur Dr)
The Parkway	CFD 14 (Parkway Phase II): $911.42 $911.42 (sample home on Bonanza Ln)
Prairie Oaks	Prairie Oaks Ranch L&L: $213.60 Prairie Oaks Ranch No. 2: $363.90 $577.50 (sample home on Ellis Cir)
Hillcrest	CFD 12 (Broadstone 3 maintenance): $509.98 Broadstone 3 L&L: $44.20 $554.18 (sample home on Woodglen Dr)
Natoma Station	Natoma Station L&L: $321.72 $321.72 (sample home on Coventry Cir)
Willow Springs	Willow Springs maintenance: $217.62 Willow Springs landscaping: $28.14 $245.76 (sample home on Thompson Cir)
Broadstone	Broadstone Unit 1 L&L: $164.98 Broadstone No. 4 L&L: $42.84 $207.82 (sample home on Rundgren Way)
Willow Creek	Willow Creek Estates L&L: $80.40 Willow Creek East No. 2 L&L: $117.82 $198.22 (sample home on Big Valley Rd)
Briggs Ranch	Briggs Ranch L&L: $122.28 $122.28 (sample home on Manseau Dr)
Los Cerros	Los Cerros L&L: $121.18 $121.18 (sample home on Russi Ct)
Cobble Hills	Cobble Hill Ridge II / Reflections II L&L: $113.14 $113.14 (sample home on Larkin Cir)
Lexington Hills	Willow Creek Estates L&L: $109.88 $109.88 (sample home on Duxbury Way)
Historic Folsom	None (sample home on Mormon St)
American River Canyon	None (sample home on Pheasant Ln)

How to read the Mello-Roos on a tax bill

Get the parcel number. It's on the listing, the seller's disclosures, or the county assessor's parcel viewer.
Open the county tax bill. Search the parcel on the Sacramento County property tax site.
Find the direct levies. Each district is its own line, with a name like "Folsom CFD 18" and a dollar amount.
Add it to the base tax. That sum, plus any HOA dues, is your yearly tax and HOA cost. Your mortgage and insurance come on top.

Common questions

What is Mello-Roos in Folsom?

A special tax from a Community Facilities District (CFD). It pays for roads, parks, pipelines and other public facilities in a newer area. It shows as its own line in the direct levies section of the Sacramento County tax bill.

Which Folsom neighborhoods have Mello-Roos?

All of Folsom Ranch, south of Highway 50, is in CFD 18. Russell Ranch, Mangini Ranch, White Rock Springs Ranch and the Toll Brothers areas also have their own districts. North of Highway 50, Empire Ranch and Lakeview Oaks are in CFD 10, The Parkway Phase II is in CFD 14 and Hillcrest (Broadstone Unit 3) is in CFD 12. Many other north-side neighborhoods pay only a landscape and lighting charge. The tables list them all.

Does Mello-Roos go away?

The facilities tax ends when the bonds are paid. Published final bond dates run from Sep 1, 2032 (CFD 14, The Parkway Phase II) to Sep 1, 2059 (CFD 18). Newer districts can run longer: CFD 20-1 through 2064-65 and proposed CFD 24 through 2085-86. Services taxes, like the CFD 23 services tax, can continue after the bonds are paid.

Does the seller have to tell me about Mello-Roos?

Yes. California Civil Code 1102.6b requires the seller to make a good faith effort to get a Notice of Special Tax from each district and give it to you. If you get it after you sign the purchase contract, you can cancel within 3 days of getting it in person, or 5 days after it is mailed.

How do I find the Mello-Roos on a specific Folsom house?

Get the parcel number, look it up on the Sacramento County property tax bill site, and read the direct levies section. Each district is its own line, with a name and a dollar amount.

Looking for one story?

See which Folsom neighborhoods have the most single-story homes, and what they sell for, at folsomsinglestoryhomes.com.

See single-story homes →

Want the real numbers for one house?

Send me the address. I'll pull the tax bill, the Mello-Roos and the HOA dues and send you the yearly cost on one page. No charge.

Scott Kirk, Broker/Owner
CA DRE 01879787

Call 916-847-5822 Text 916-847-5822