So how much is your property tax in terms of %?

[Coronita]

I’m just curious.. For folks that own, how much do you pay total in property tax per year as a percentage of you’re home’s assessed value (including any special bond assessments, fixed asset charges like MR, etc)?

We were discussing this on this thread and some folks felt that those that buy in an MR area end up paying more taxes than folks that buy in older areas without MR.

http://piggington.com/summer_2012_sd_housing_price_top

And when I looked at some folks property tax bill, it didn’t seem like that was the case. So how much is your total prop tax.

For me,

I’m paying a total of 1.26% in CV
while I’m paying 1.13% in MM.

Folks in $2.5+million homes in Del Mar Mesa/Meadows end up paying closer to 1.088%

[The-Shoveler]

At my current base camp 1% (or very very close to that).

[sdrealtor]

To clarify are you asking what percentage of current FMV or assessed value?

[Coronita]

[quote=sdrealtor]To clarify are you asking what percentage of current FMV or assessed value?[/quote]

assessed.

[no_such_reality]

Mello roos weren’t really that bad until just this last boom.

Before that, the mello roos added only a fraction of a percent to the tax bill.

The other stuff is all those special district fees, which, basically is the big shadow government money laundering service.

[an]

I’m paying 1.11% for a SFR in MM. So, there must be some fixed fee that cause your condo to go up to 1.13%.

Took some random address in Del Sur. The base tax rate is 1.04%, but their total tax including fixed cost is $14891.04 . So, tax + MR is 2.08% based on the assessed value of $716k. That’s almost double the amount one would have to pay for a $716k house in MM.

[Jazzman]

I’m paying 0.12% this year in Maui. Lowest in the US I believe. Maui competes with many of the tax havens around the world for those living off investments.

[Coronita]

[quote=AN]I’m paying 1.11% for a SFR in MM. So, there must be some fixed fee that cause your condo to go up to 1.13%.

Took some random address in Del Sur. The base tax rate is 1.04%, but their total tax including fixed cost is $14891.04 . So, tax + MR is 2.08% based on the assessed value of $716k. That’s almost double the amount one would have to pay for a $716k house in MM.[/quote]

I suspected Del Sur would be really high.
But the funny part is when I picked a home in Del Mar Meadows, the tax as percentage of assessed value came out lower than my own home and my condo in MM or some random street that I picked in Chula Vista.

Why are there all there all these assessments related to bonds in MM and ChulaV but not in CarmelV?

Reposting it here… But here was one random assessment off of Del Mar Meadows on a $2 million home.

First part was taxed at 1.00870% .Remainder is a fixed charge of of $1873.90, which is about the same for everyone else regardless of home. So their tax rate is like 1.09%…

———————————-

% TAX ON NET VALUE NET 1.00000 21,930.00
VOTER APPROVED BONDS:
SAN DIEGO CITY OPEN SPACE FACILITY DIST NO. 1 D/S NET 0.00000 0.00
SAN DIEGO CITY ZOOLOGICAL EXHIBITS – DEBT SERVICE NET 0.00500 109.65
SAN DIEGO CITY PUBLIC SAFETY COMM SYS – DEBT SERV NET 0.00000 0.00
MWD D/S REMAINDER OF SDCWA 15019999 NET 0.00370 81.14
TOTAL ON NET VALUE 1.00870 22120.78
FIXED CHARGE ASSMTS: PHONE
MOSQUITO SURVEILLANC 800-273-5167 3.00
DEL MAR ELEM CFD95-1 877-250-1503 988.54
SAN DIEGUITO CFD95-1 760-753-6491 Ext. 5532 855.00
MWD WTR STANDBY CHRG 866-807-6864 11.50
CWA WTR AVAILABILITY 858-522-6900 10.00
VECTOR DISEASE CTRL 800-273-5167 5.86
TOTAL AMOUNT 23994.68

—

For kicks, I picked a random street in Chula Vista 91910 (Las Flores), and in comparison, while no MR, there was a bunch of bond assessments. So it ended up being 1.13% See below. Taxes for not only the grade schools, but also for the community college?
WTF?

% TAX ON NET VALUE NET 1.00000 4,121.43
VOTER APPROVED BONDS:
GEN BOND CHULA VISTA ELEM SCHOOL 1998C NET 0.00000 0.00
GEN BOND CHULA VISTA ELEM SCHOOL 1998D NET 0.00000 0.00
GEN BOND CHULA VISTA ELEM SCHOOL 1998E NET 0.00318 13.10
GEN BOND CHULA VISTA ELEM SCHOOL 1998F NET 0.00414 17.06
GEN BOND CHULA VISTA ELEM SCHOOL 1998G NET 0.00460 18.95
GEN BOND CHULA VISTA ELEM SCHOOL 2005 REF NET 0.00971 40.01
GEN BOND CHULA VISTA-PROP JJ 11/03/98, 2010 REF NET 0.00431 17.76
HIGH SCHOOL BOND SWEETWATER 2000A NET 0.00697 28.72
HIGH SCHOOL BOND SWEETWATER 2000B NET 0.00868 35.77
HIGH SCHOOL BOND SWEETWATER 2000C NET 0.01656 68.25
HIGH SCHOOL BOND SWEETWATER, PROP O-ELECTION 2006 NET 0.02858 117.79
SOUTHWESTERN COMMUNITY COLLEGE BOND 2000 NET 0.00673 27.73
SOUTHWESTERN COMMUNITY COLLEGE BOND 2000/2004 NET 0.00000 0.00
SOUTHWESTERN COMMUNITY COLLEGE BOND 2005B REF NET 0.01162 47.89
SOUTHWESTERN COMM COLL-PROP R 11/04/08 SER 2009A NET 0.00139 5.72
SOUTHWESTERN COMM COLL-PROP R 11/04/08 SER 2009B NET 0.01196 49.29
SOUTHWESTERN COMM COLL-PROP R 11/04/08 SER 2010C NET 0.00138 5.68
SOUTHWESTERN COMM COLL-PROP R 11/04/08 SER 2010D NET 0.00000 0.00
MWD D/S REMAINDER OF SDCWA 15019999 NET 0.00370 15.24
TOTAL ON NET VALUE 1.12351 4630.38
FIXED CHARGE ASSMTS: PHONE
MOSQUITO SURVEILLANC 800-273-5167 2.28
CWA WTR AVAILABILITY 858-522-6900 10.00
MWD WTR STANDBY CHRG 866-807-6864 11.50
VECTOR DISEASE CTRL 800-273-5167 5.86
TOTAL AMOUNT 4660.10

[bearishgurl]

[quote=flu] … Why are there all there all these assessments related to bonds in MM and ChulaV but not in CarmelV?[/quote]

flu, if you check “random” tax bills around the county closely, you will see that these bonds are for construction (or maintenance, in the case of special districts such as fire) which are “Voter Approved.”

The voters in that jurisdiction actually voted them in. Most construction/maintenance bonds usually last for 10+ years.

Aside from voter-approved bonds, if the property is adjacent to RR tracks, the owners will be charged for track maintenance. If the property is in a fire-prone area (ex: Julian and surrounds), the owners will be charged for a contract with fire-retardant helicopters for quick response. If the property is adjacent to a flood plain, the owners will be charged for keeping in shored up and flood-control measures and response. If the property is near drainage canals, the owners will be charged for rat, snake and ‘possum control. If the property is situated in an uninc area and has access to sewer, the owners will be charged for their annual sewer usage (usually $300+) on their tax bill.

And the list goes on. There is no free lunch.

All property owners should pay attn to the local Props on their ballots and determine what they are willing to pay for prior to voting. Unfortunately, renters can vote in (66.7% of vote) school construction bonds by themselves without even a quorum of surrounding property owners and they don’t have to pay them. :=[

So, for illustration purposes, about 1/3 of the voters in a jurisdiction are property owners with school-age children, 1/3 are property owners without school-age children and 1/3 are renters (with or w/o school-age children).

Only the 1% portion of the assessed value portion of the tax bill (minus any $7K HOEX taken by the owner) is the part that is raised 2% per year pursuant to Prop 13.

[sdrealtor]

Here are two of mine

North Park investment property 1.15%

Far flung Mello Roos burdened primary in lizard infested Nirvana 1.25%

[Coronita]

[quote=bearishgurl][quote=flu] … Why are there all there all these assessments related to bonds in MM and ChulaV but not in CarmelV?[/quote]

flu, if you check “random” tax bills around the county closely, you will see that these bonds are for construction (or maintenance, in the case of special districts such as fire) which are “Voter Approved.”

The voters in that jurisdiction actually voted them in. Most construction/maintenance bonds usually last for 10+ years.

Aside from voter-approved bonds, if the property is adjacent to RR tracks, the owners will be charged for track maintenance. If the property is in a fire-prone area (ex: Julian and surrounds), the owners will be charged for a contract with fire-retardant helicopters for quick response. If the property is adjacent to a flood plain, the owners will be charged for keeping in shored up and flood-control measures and response. If the property is near drainage canals, the owners will be charged for rat, snake and ‘possum control. If the property is situated in an uninc area and has access to sewer, the owners will be charged for their annual sewer usage (usually $300+) on their tax bill.

And the list goes on. There is no free lunch.

All property owners should pay attn to the local Props on their ballots and determine what they are willing to pay for prior to voting. Unfortunately, renters can vote in (66.7% of vote) school construction bonds by themselves without even a quorum of surrounding property owners and they don’t have to pay them. :=[

So, for illustration purposes, about 1/3 of the voters in a jurisdiction are property owners with school-age children, 1/3 are property owners without school-age children and 1/3 are renters (with or w/o school-age children).

Only the 1% portion of the assessed value portion of the tax bill (minus any $7K HOEX taken by the owner) is the part that is raised 2% per year pursuant to Prop 13.[/quote]

Well here’s the rub then. The notion that folks that live in an MR area pay higher taxes isn’t necessarily true then, is it?

Someone that lives in ChulaV in that area ends up paying slightly more as a percentage of assessed value than folks in MM and more than folks in CarmelV that live in the Del Mar Mesa area, even though those folks have MR… (Those folks have no special bond assessments). And it seems like a lot more of those bond assessments ends up going to things where the owner probably won’t use directly. For example, in ChulaV, a portion went to the community college in that area…Versus in CarmelV, the MR went directly to the DMUSD and SanDieguito grade schools…. So again, it seems like the argument “why would one pay for MR if kids don’t go those grade schools (yet)” would be the same as “why would one pay for bonds to a community college that one has no intention of ever attending”…..

I think the only thing this is proving is that while some areas might not have MR, there sure ways around it that could end up causing owners to pay more. So just because an area doesn’t have MR doesn’t mean your total property tax is necessarily going to be much lower than an area with MR.

[sdrealtor]

But what about me?[img_assist|nid=16334|title=Mello Roos|desc=|link=node|align=left|width=450|height=300]

[Coronita]

[quote=sdrealtor]But what about me?[img_assist|nid=16334|title=Mello Roos|desc=|link=node|align=left|width=450|height=300][/quote]

Pull up your assessment, I’d be curious to see how things are broken down in your neck of the woods (removing the actual dollar amount if you so choose) or pick your neighbor house.

I’m really curious how this is working out…

Like in Rancho Bernardo, Encinitas, San Marcos, LJ, and other areas.

[Coronita]

[quote=AN]I’m paying 1.11% for a SFR in MM. So, there must be some fixed fee that cause your condo to go up to 1.13%.
[/quote]

Here’s a breakdown of a like property in MM where my condo is (it’s not mine, just something close by)
.. Ends up being 1.133% But to be fair, because the condo assessed value is much lower than a SFH, probably the fixed assessment is reason for the .2% difference (you probably have the same fixed assessments).

% TAX ON NET VALUE NET 1.00000 1,996.80
VOTER APPROVED BONDS:
UNIFIED BOND SAN DIEGO 1999A NET 0.00809 16.15
UNIFIED BOND SAN DIEGO 2000B NET 0.00614 12.26
UNIFIED BOND SAN DIEGO 2001C NET 0.00766 15.29
UNIFIED BOND SAN DIEGO 2002D NET 0.00985 19.66
UNIFIED BOND SAN DIEGO 2003E NET 0.01420 28.35
UNIFIED BOND SAN DIEGO SERIES 1998F REFUNDING NET 0.00312 6.23
UNIFIED BOND SAN DIEGO SERIES 1998G REFUNDING NET 0.00429 8.56
UNIFIED BOND SAN DIEGO 2006 SERIES F-1 REFUNDING NET 0.00430 8.58
UNIFIED BOND SAN DIEGO 2005 SERIES G-1 REFUNDING NET 0.00353 7.04
UNIF BOND SAN DIEGO-PROP S 11/04/08, SERIES 2009A NET 0.00099 1.97
UNIF BOND SAN DIEGO-PROP S 11/04/08, SERIES 2009B NET 0.00453 9.04
UNIF BOND SAN DIEGO-PROP S 11/04/08, SERIES 2010C NET 0.00000 0.00
UNIF BOND SAN DIEGO-PROP S 11/04/08, 2010D QSCB NET 0.00000 0.00
SAN DIEGO COMM COLL-PROP S 11/05/02, SERIES 2003A NET 0.00117 2.33
SAN DIEGO COMM COLL-PROP S 11/05/02, SERIES 2003B NET 0.01033 20.62
SAN DIEGO COMM COLL-PROP N 11/07/06, SERIES 2006A NET 0.00944 18.84
SAN DIEGO COMM COLL-PROP S 11/05/02, SERIES 2009C NET 0.00397 7.92
SAN DIEGO COMM COLL-PROP S 11/05/02, SER 2011 REF NET 0.00089 1.77
SAN DIEGO COMM COLL-PROP N 11/07/06, SERIES 2011 NET 0.00679 13.55
SAN DIEGO COMM COLL-PROP S 11/05/02, SERIES 2011 NET 0.00481 9.60
SAN DIEGO CITY OPEN SPACE FACILITY DIST NO. 1 D/S NET 0.00000 0.00
SAN DIEGO CITY ZOOLOGICAL EXHIBITS – DEBT SERVICE NET 0.00500 9.98
SAN DIEGO CITY PUBLIC SAFETY COMM SYS – DEBT SERV NET 0.00000 0.00
MWD D/S REMAINDER OF SDCWA 15019999 NET 0.00370 7.38
TOTAL ON NET VALUE 1.11280 2221.92
FIXED CHARGE ASSMTS: PHONE
MOSQUITO SURVEILLANC 800-273-5167 3.00
CWA WTR AVAILABILITY 858-522-6900 10.00
MIRA MESA MAINT 619-685-1350 10.00
MWD WTR STANDBY CHRG 866-807-6864 11.50
VECTOR DISEASE CTRL 800-273-5167 5.86
TOTAL AMOUNT 2262.38

[bearishgurl]

In Eastlake Hills (91913 – circa ’87-92), I believe the MR were apportioned acc to the sq footage of the home. Actually, most of these MR bonds were 20 yr and are now retired. These owners still have two HOA’s to pay mo dues to, however, or they can choose to pay the Master Assn annually.

In several tracts of Rancho Del Rey (91910 – circa ’91-92), this MR used for “street bonds” around the approx four mile circle was also for 20 years and I believe this MR was also apportioned to owners depending on their sq footage (not sure, going to check on this one).

flu, the MR in parts of 91914 and all of 91915 is HUGE. In many cases, it amounts to more than 2.73% of assessed value, when added into the Prop 13 portion of the tax! This is really wacky for those properties just 1400-1700 sf on a 3400 sf lot. The MR + taxes + 2 HOA dues are often MORE per month than the P&I + annual insurance premium. Remember that these areas ALSO pay all those “voter approved” school bonds you see on the tax bill + the MR for their *new* schools!

edit: I’ll provide a tax bill illustrating the extremely HIGH MR owners are paying in 91914/91915 (in relation to assessed value) when I return.

[Author]

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