If Menifee forms the district, each market rate Cypress Sands townhome would pay a yearly special Tax A set at $2,342 to $2,849 by home size, plus a maintenance Tax B of up to $728. The district is not formed yet.
What the city is deciding
On October 21, the Council is asked to declare its intent to form Community Facilities District (CFD) 2026-3, a district whose properties pay special taxes, and to incur up to $7 million in bond debt. This is only the first step.
Where and who it affects
The district would cover only the Cypress Sands land at the southwest corner of Chambers Avenue and Antelope Road. The project has 126 market rate townhomes and six affordable townhomes. All are meant to be sold to individual owners.
What it could mean for your property
First year Tax A, for facilities and bonds:
- Under 1,400 square feet: $2,342
- From 1,400 to 1,500 square feet: $2,680
- Over 1,500 square feet: $2,849
A backup Tax A of $2,545 also applies, and the maximum is the higher of the two. Tax A rises by a small fixed step each July from 2027, may be prepaid and ends after fiscal year 2071 to 2072.
Tax B pays for city maintenance such as parks, street lights and storm drains: up to $728 a market rate home and $125 an affordable home in the first year. It rises each July by local inflation or a set minimum, whichever is greater, and has no end date unless the Council finds it no longer needed.
The six affordable homes are exempt from Tax A. Tax C could add up to $190 for a market rate home or $33 for an affordable home, but only after a failure by the owners association, such as dissolving or not maintaining listed facilities.
Staff estimate the total yearly property tax burden for market rate homes, including ordinary property tax and fixed charges, at about $2 for every $100 of value. These documents do not give the separate public safety district tax.
Questions to ask before you buy or build
- Is the property inside CFD 2026-3?
- Which Tax A size band applies to the home?
- What public safety district tax and association dues apply?
What happens next
The formation hearing is set for December 2 at 6:00 p.m. at the City Council Chambers, 29844 Haun Road, where the Council would consider forming the district and hold a landowner vote.