Community Guide
Las Flores, California.
One community, planned in phases
Las Flores was developed as a planned community rather than assembled street by street. Different builders took different tracts, which is why the architecture, plan sizes and lot programs change noticeably as you move through the community.
For residents, this mostly shows up as variety. For anyone trying to understand property value, it is the single most important structural fact about the place: the community shares amenities and a mailing address, but it does not share one housing product.
The housing mix
Ownership in Las Flores ranges from attached townhome-style and condominium homes through detached single-family housing, including executive plans well above 3,000 square feet. Fourteen tracts, each with its own original builder and plan library, sit inside that range.
Builder tracts
14
Ownership types
Attached, condo and detached
Original plan range
≈1,085–4,083 sq. ft.
Original builder, model and square-footage information is based on supplied third-party tract information and is deemed reliable but not guaranteed. Individual property characteristics should be independently verified.
Community Topics
The rest of the practical detail.
Schools, Parks & Trails
How to confirm school assignment correctly, plus the everyday outdoor geography of the community.
HOA + Mello-Roos
Association structure, special taxes and how to verify your own parcel's obligations.
The 14 Neighborhoods
Builder, plan sizes, ownership type and value drivers for every tract.
Important Community Update
2025–2026 fiscal year budget.
L.F. Maintenance Corporation
$140/month
Monthly assessment — increasing to this amount.
Special Benefit Area
$39/month
Monthly assessment — remaining unchanged.
All homeowners should receive a copy of the L.F. Maintenance Corporation budget and, if applicable, the Special Benefit Area budget for the 2026/2027 fiscal year beginning October 1. Each year, the board of directors reviews the association's budget — considering current contracts, actual expenditures over the past fiscal year, anticipated expenditures for the next fiscal year, and reserve contributions — and makes the adjustments needed to keep this non-profit corporation adequately funded.
Budget and assessment information above is per the Las Flores Maintenance Corporation community newsletter as of September 2026. Always verify current assessment amounts with the association before relying on them. LasFloresHomes.com is an independent real estate marketing website operated by Jacob Lawlor of First Team Real Estate. It is not an official website of, and is not associated with, affiliated with, sponsored by or endorsed by the Las Flores Maintenance Corporation, the County of Orange, Capistrano Unified School District, or any builder or homeowners association.
Important Contact Information
Who to call for what.
Community Management
- Fatima Montelongo, CMCA®, AMS®
- Senior Community Manager
- 949.900.4738 · fatima.montelongo@fsresidential.com
- Wendy Blanchard
- Client Services Coordinator — key fobs, common-area maintenance, architectural submittals and rule enforcement
- 949.259.7215 · lfmaintenance.ca@fsresidential.com
FirstService Residential
- 24-Hour Customer Care Center
- 800.428.5588 · customercare.ca@fsresidential.com
- Assessment Questions / Accounts Receivable
- 800.428.5588, option 5 · ar@fsresidential.com
- RSVP Line
- lfm.events@fsresidential.com
- Resident Support Services (RSS)
- residentsupport.ca@fsresidential.com
Local Resources
- Orange County Animal Control
- 714.935.6848 or 949.249.5160
- OC Public Works / Street Sweeping
- 714.955.0200
- OC Traffic & Engineering
- 714.834.3483
- Orange County Sheriff's Department
- 949.770.6011 or 714.647.7000
- California Highway Patrol
- 949.487.4000
Contact information above is as of September 2026, per the Las Flores Maintenance Corporation community newsletter. For emergencies, dial 911. LasFloresHomes.com is an independent real estate marketing website operated by Jacob Lawlor of First Team Real Estate. It is not an official website of, and is not associated with, affiliated with, sponsored by or endorsed by the Las Flores Maintenance Corporation, the County of Orange, Capistrano Unified School District, or any builder or homeowners association.
Association matters
Community association business, documents and account questions go through the Las Flores Maintenance Corporation resident portal.
Visit the LFMC resident portalLasFloresHomes.com is an independent real estate marketing website operated by Jacob Lawlor of First Team Real Estate. It is not an official website of, and is not associated with, affiliated with, sponsored by or endorsed by the Las Flores Maintenance Corporation, the County of Orange, Capistrano Unified School District, or any builder or homeowners association.
Next Step