Las Flores Homeowner Guide
Las Flores HOA + Mello-Roos
What Las Flores homeowners actually pay, what changed, and how to verify your property.
Las Flores has a shared master homeowners association, but not every property has the same HOA structure. Some homeowners pay only the Las Flores Maintenance Corporation assessment, some properties are also subject to a Special Benefit Area assessment, and certain neighborhoods have an additional sub-association.
Las Flores also has an important Mello-Roos story. The original Capistrano Unified School District CFD established for Las Flores helped finance school facilities and related improvements as the community was developed. Its final bonds matured in 2022, the special tax ended, and CFD No. 92-1 was formally dissolved.
Updated August 2026
2026–2027 Assessment Update
Your HOA cost depends on your property.
Las Flores Maintenance Corporation
$140/month
Effective October 1, 2026
This is the master Las Flores Maintenance Corporation assessment applicable to properties within the association.
Special Benefit Area
+$39/month
Where applicable
Certain properties are subject to an additional Special Benefit Area assessment. The $39 monthly assessment is scheduled to remain unchanged for the 2026–2027 fiscal year. It does not apply to every Las Flores property.
Sub-Association
Varies
By community
Certain Las Flores properties also belong to a separate homeowners association — Sea Country and Magnolia Lane are examples. Additional dues, services, insurance responsibilities, maintenance obligations and association requirements should be confirmed directly with that association or its property manager.
Not every Las Flores homeowner pays all three.
Some properties have only the Las Flores Maintenance Corporation assessment. Others may also have a Special Benefit Area assessment or a separate sub-association. Always confirm the current association structure, assessments and obligations for the specific property with the appropriate association or property manager before relying on an MLS listing, an old statement or a neighborhood estimate.
Verify the property. Don't assume from the neighborhood.
HOA Contacts
Need help with your Las Flores HOA?
Fatima Montelongo, CMCA®, AMS®
Senior Community Manager
Wendy Blanchard
Client Services Coordinator
- Key fobs
- Common-area maintenance
- Architectural submittals
- Rule-enforcement questions
Assessment / Account Questions
800.428.5588, option 5
ar@fsresidential.com
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.
Las Flores History
What happened to the Las Flores Mello-Roos?
Capistrano Unified School District established Community Facilities District No. 92-1 (Las Flores) in December 1992.
Property owners within the district paid an annual special tax through their Orange County property tax bills. Those revenues supported bonds used to finance school facilities and related improvements needed as Las Flores was developed.
Unlike an HOA assessment, Mello-Roos was a public special tax used to support public infrastructure financing.
HOA
Private association assessments supporting community and common-area responsibilities.
Mello-Roos
A public special tax used to finance eligible public facilities and infrastructure.
Timeline
From new community to paid-off debt.
1992
CFD No. 92-1 Established
Capistrano Unified School District established the Las Flores CFD as the community was being developed.
1993–1998
School-Facility Bonds Issued
Special-tax bonds helped provide upfront financing for school facilities and related improvements.
2013
Remaining Debt Refinanced
CUSD issued refunding bonds during a lower-interest-rate environment, reducing financing costs without extending the final maturity.
Sept 2022
Final Bonds Paid in Full
The final outstanding bonds reached maturity on September 1, 2022.
2022
CFD No. 92-1 Dissolved
CUSD formally dissolved the district, terminated its special-tax authority, and extinguished the associated liens.
Purpose
What did the Las Flores Mello-Roos help pay for?
School Site + Land
Financing supported the acquisition and preparation of land needed for educational facilities serving the developing Las Flores community.
Las Flores School Facilities
Bond proceeds supported construction of school facilities that became part of the Las Flores educational campus.
Related Educational Improvements
Funding also supported related school-facility needs created by residential growth in the area.
In simple terms: the Mello-Roos was one of the ways a newly developing community helped pay for the school infrastructure it needed.
What This Means Today
Does Las Flores still have this Mello-Roos?
CFD No. 92-1 does not.
The original Capistrano Unified School District Las Flores CFD reached final bond maturity in 2022. CUSD formally dissolved the district, terminated its authority to levy additional CFD No. 92-1 special taxes, and extinguished the associated special-tax liens.
Established
1992
Final maturity
2022
Special tax
Ended
Still review the actual property tax bill
The elimination of CFD No. 92-1 does not mean that every possible assessment, governmental bond, district charge or tax-line item disappeared from every Las Flores property. Property tax bills can contain other parcel-specific charges.
If you are buying, selling, refinancing or evaluating a particular Las Flores home, review the current Orange County property tax bill for that specific parcel.
Verify, don't assume.
Homeowner Checklist
What should a Las Flores homeowner verify?
HOA
- Current LFMC assessment
- Whether a Special Benefit Area applies
- Whether the property has a sub-association
- Current association statements
- Any approved or pending special assessments
- Architectural obligations where relevant
Property Taxes
- Current Orange County secured property tax bill
- Any parcel-specific special assessments or district charges
- Do not rely solely on a previous owner's tax amount
Condominium / Sub-Association Properties
- Sub-association dues
- Master insurance responsibilities
- Maintenance responsibilities
- Current association documents
The exact answer depends on the property.
Selling in Las Flores
Get the financial story right before buyers ask.
- Current LFMC dues
- Special Benefit Area status
- Sub-association dues where applicable
- Current HOA disclosure documents
- Any known assessments
- The current property tax bill
- Any parcel-specific charges that could affect a buyer's monthly payment
Surprises cost sellers leverage. Accurate information builds buyer confidence.
For a Las Flores sale, HOA structure and monthly ownership costs are not side notes. They can affect affordability, underwriting, disclosures, buyer confidence, and how the home compares with other South Orange County options.
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