El Dorado Hills Property Taxes and Mello-Roos, Explained

By Jon & Shannon Yoffie, Yoffie Real Estate Group · Updated September 29, 2026

Property taxes in El Dorado Hills are made up of a few pieces, and in many neighborhoods one of them is a Mello-Roos special tax. Here is a plain-English guide for buyers and homeowners. It is general information, not tax advice, so check the details for a specific property with the county and your tax professional.

The Basics: Proposition 13

Under California's Proposition 13, the general property tax rate is 1% of a property's assessed value, plus any voter-approved bonds and assessments. When you buy, your assessed value is generally reset to your purchase price, and after that it can rise by no more than 2% per year until the home sells again or new construction is added.

What Is Mello-Roos?

A Mello-Roos Community Facilities District (CFD) is a special tax district created to pay for infrastructure and services such as roads, parks and schools in newer developments. The special tax appears on your property tax bill in addition to the 1% general tax. The amount and how long it lasts depend on the specific district and parcel.

El Dorado County administers several CFDs in and around El Dorado Hills, including:

• Serrano CFD 1992-1
• Promontory CFD 2001-1
• Blackstone CFD 2002-1
• Laurel Oaks CFD 2005-2
• Carson Creek CFD 2014-1 and Carson Creek Heritage CFD 2024-1
• Bass Lake CFD 2018-1

You can find details on each district on the El Dorado County Auditor-Controller's Mello-Roos page. Before you buy, look at the seller's current property tax bill and the Mello-Roos disclosure so you know the exact special taxes on that home.

What Buyers Should Know

• Supplemental tax bill: after you buy, the county reassesses the home and usually sends a supplemental bill for the difference between the old and new assessed values. It is often not paid through your mortgage escrow account, so plan for it.
• Homeowners' exemption: if the home is your primary residence, file for the California homeowners' exemption with the county assessor to reduce your assessed value.
• Proposition 19: homeowners 55 and older, and certain other eligible homeowners, may be able to transfer their existing tax base to a replacement home anywhere in California. This can make a move to or within El Dorado Hills much more affordable. Ask your tax professional whether you qualify.
• Compare total cost: two homes at the same price can have very different tax bills once Mello-Roos and HOA dues are included. We compare this for you when you are deciding between neighborhoods.

Can I Appeal My Assessment?

If the market value of your home drops below its assessed value, you can ask the county assessor for a decline-in-value review or file an appeal during the county's filing period. Keep paying your taxes on time while an appeal is pending. The El Dorado County property tax pages have current forms and deadlines.

Federal deduction rules for state and local taxes change often, so ask your tax professional how they apply to you. Also see our guide to HOA documents, our new construction guide and our neighborhood guide.

Frequently Asked Questions

What is the property tax rate in El Dorado Hills?

Under Proposition 13 the general rate is 1% of assessed value, plus voter-approved bonds and assessments and, in many neighborhoods, Mello-Roos special taxes.

What is Mello-Roos in El Dorado Hills?

A special tax from a Community Facilities District that funds infrastructure and services in newer developments. El Dorado County districts in and around El Dorado Hills include Serrano, Promontory, Blackstone, Laurel Oaks, Carson Creek and Bass Lake.

What is a supplemental tax bill?

After you buy, the county reassesses the home and usually sends a supplemental bill for the difference between the old and new assessed values. It is often not paid through your mortgage escrow account.

Can I transfer my property tax base to El Dorado Hills?

Under Proposition 19, homeowners 55 and older and certain other eligible homeowners may transfer their tax base to a replacement home anywhere in California. Ask your tax professional whether you qualify.