What Mello‑Roos Means For Novato Buyers: Hamilton & Pointe Marin

Seeing “Mello‑Roos” on a Novato listing and not sure what it means for your budget? You’re not alone. These special taxes can be straightforward once you know what they fund, how long they last, and where to find the exact amount for a specific home. In this guide, you’ll learn how Mello‑Roos works in Novato, what Hamilton and Pointe Marin charge in 2024–25, and the simple steps to verify your numbers before you write an offer. Let’s dive in.

Mello‑Roos basics in Novato

Mello‑Roos is a special tax used by cities and districts to fund public improvements and services within a defined area. It is authorized under California’s Mello‑Roos Community Facilities Act (Government Code §53311 et seq.) and is separate from your ad valorem property tax that is based on assessed value. You’ll often see it listed as a Community Facilities District (CFD) on tax bills. Read the state code overview.

Facilities vs. services

Most CFDs have two parts: a facilities component (to repay bonds used to build infrastructure) and a services component (for ongoing maintenance). When bonds are paid off, the facilities charge ends. The services charge often continues to fund maintenance like landscaping, parks, or levee and pump operations. Novato’s tax reports explain these distinct pieces and how each is calculated. See the Hamilton FY 2024–25 report.

Where it appears and required disclosures

You typically pay the CFD special tax on your annual secured property tax bill as a separate line item. Marin County’s online bill viewer shows special assessments alongside installment due dates. View an example bill layout. Sellers must make a good‑faith effort to provide a Notice of Special Tax during disclosures, but you should still confirm amounts directly with the City or on the parcel’s tax bill. Learn how to locate a property’s CFD.

Hamilton CFD: what it funds and typical 2024–25 costs

Hamilton (CFD No. 1994‑1) funds public improvements like levees, roads, storm drainage, sanitary sewer, water delivery, and parks, plus ongoing maintenance, including operation of the levee and pump stations. The City notes the bond debt was slated to be paid off in 2025, while the services and maintenance component continues in perpetuity. See Novato’s CFD overview and Hamilton’s levee overview.

For FY 2024–25, Hamilton’s tax report shows approximately $904,971 for facilities (debt) and $764,602 for services, for a total annual CFD cost of about $1,669,573 across the district. The report allocates these totals to parcels based on the district’s formula. Review the Hamilton FY 2024–25 tax report.

Per‑home examples from the same report help show a typical range for single‑family parcels in FY 2024–25:

• Maximum facilities tax examples of $2,117 and $2,740 per unit were reduced to 91 percent in the actual levy, resulting in facilities charges of about $1,927 or $2,493.
• The services tax for a Phase‑I single‑family unit was $956.50.
• Combined, a representative single‑family home landed roughly between $2,884 and $3,450 for FY 2024–25, depending on its parcel category. For exact amounts, use the per‑unit tables and the appendix in the report.

Pointe Marin CFD: what it funds and typical 2024–25 costs

Pointe Marin (CFD No. 2002‑1) funds storm drainage, public street improvements, landscaping, and ongoing maintenance, including right‑of‑way landscaping and sound walls. City materials show the current bond debt maturing in 2032, with services continuing beyond that. Review the City’s CFD page.

For FY 2024–25, the report lists a districtwide Maximum Annual Special‑Tax Revenue of about $1,033,747. Single‑family homes fall into 11 rate categories by home size. The category‑level Maximum Annual Special Tax per parcel ranges roughly from $2,323 to $3,943. The City also applied savings from a 2020 bond refunding to reduce the FY 2024–25 levy. Your final bill may be lower than the category maximum. See the Pointe Marin FY 2024–25 report.

How to confirm your parcel’s amount

• Check the secured property tax bill. Look for the CFD name or special assessment code in the line items. Use Marin County’s online viewer.
• Request the seller’s Notice of Special Tax and ask for the latest bill copy. If needed, request confirmation from the City or the tax administrator. Here’s how to locate a CFD for a property.
• Ask your title company to confirm the recorded Notice of Special Tax. The City’s annual reports list the tax administrator and include per‑parcel appendices. Find Novato’s CFD reports and summaries.

Budgeting and your loan

A $2,000 to $4,000 annual CFD special tax is common for Hamilton and Pointe Marin in FY 2024–25, based on the City’s reports. Lenders typically treat special taxes like property taxes during underwriting and may escrow them with your mortgage. Disclose any CFD to your loan officer early and confirm how it will impact your debt‑to‑income ratio and monthly payment. See how lenders define taxes and escrow. For tax deductibility questions, consult your CPA or tax advisor.

What ends and what continues

• Facilities (debt) component: ends when the bonds are fully repaid. For Hamilton, City materials showed debt slated to be paid off in 2025; for Pointe Marin, the final maturity was shown as 2032. Always confirm current status with the City. Check the City’s CFD page.
• Services component: continues to fund maintenance, such as landscaping, parks, or levee and pump operations in Hamilton. Plan for this ongoing cost after any bond payoff. Read the Hamilton FY 2024–25 report.

Quick checklist for Novato buyers

• Before you write an offer:
  • Ask for the current Notice of Special Tax and the latest secured property tax bill. How to find a property’s CFD
  • Get the APN and view the County tax bill online to verify the CFD line item. See a sample bill layout
  • Review the City’s CFD page and the FY 2024–25 reports for Hamilton and Pointe Marin to understand the rate categories and per‑parcel appendix. Start with Novato’s CFD page
• During underwriting and closing:
  • Tell your lender about any CFD. Confirm whether it will be escrowed and the monthly impact. Lender glossary overview
  • Ask title to confirm the recorded Notice of Special Tax and whether any prepayment options exist for your parcel.
• Long term:
  • Monitor annual City tax reports and your County bill. Refundings can lower the facilities piece, as seen in Pointe Marin’s 2020 refunding. Review the Pointe Marin FY 2024–25 report

The bottom line

Mello‑Roos in Hamilton and Pointe Marin helps fund important infrastructure and maintenance. The amounts vary by parcel and can change year to year, especially when bonds are refinanced or paid off. Confirm the exact figure for any home you’re considering, then bake it into your monthly budget and loan planning. If you want help decoding a specific property’s CFD and understanding the trade‑offs, reach out to Falla Associates for local, data‑driven guidance.

FAQs

What is Mello‑Roos and how is it different from property tax?

• It is a parcel‑based special tax under California’s Mello‑Roos Act that funds facilities and services within a district and is separate from ad valorem property tax based on assessed value. Learn more from the state code.

How much are typical Mello‑Roos charges in Hamilton and Pointe Marin for FY 2024–25?

• City reports show many single‑family homes fall in the $2,000 to $4,000 per year range, with specific amounts depending on parcel category and any reductions applied. See Hamilton’s report and Pointe Marin’s report.

Do Hamilton Mello‑Roos taxes go away in 2025?

• City materials showed the debt slated to be paid off in 2025, which would remove the facilities piece, but the services component continues to fund ongoing maintenance. Check the City’s CFD page.

How can I confirm if a specific Novato home has a CFD and the exact amount?

• Pull the secured property tax bill and look for the CFD line item, and request the Notice of Special Tax from the seller or the City. Use Marin’s bill viewer and this how‑to resource.

Will my lender escrow Mello‑Roos and count it in qualification?

• Lenders commonly treat special taxes like property taxes for underwriting and escrow, but practices vary. Tell your loan officer early and get the exact monthly impact. See a lender glossary overview.