If you’re buying a Lancaster home and have heard that newer tracts carry Mello-Roos, start with the specific property. The City of Lancaster’s own page names only two city-administered districts: CFD 91-2 and AD 93-3. Their annual reports describe a business park and a street-bounded assessment district. Neither report establishes that a newer home subdivision carries one of these city charges.
This is general information and not legal, tax or insurance advice.
As of October 28, 2026, current levy status for these districts has not been verified. The city’s undated page says it currently administers both, while the linked annual reports list final bond maturities in 2016 and 2018. Those older reports do not establish what a parcel is being charged today.
What does Lancaster’s own district list cover?
The city’s list covers the districts it administers: one Community Facilities District, CFD 91-2, and one Assessment District, AD 93-3.
The City of Lancaster Finance Department’s Mello-Roos Districts page groups CFDs and ADs under the commonly used Mello-Roos name. It explains that the districts financed public infrastructure through bonds, including roads, traffic signals, and water and sewer facilities. Property owners within a district pay their share of debt service through annual charges.
That shared label needs care. For AD 93-3, the payment described in its report is an assessment installment, rather than a CFD special tax. The general Mello-Roos guide provides background, but the district documents are what identify these particular Lancaster areas.
The city’s list also has a limited scope. It does not establish whether a property has special taxes or assessments from a school district, county, or another agency.
What property does CFD 91-2 describe?
CFD 91-2’s annual report describes Lancaster Business Park-Phase III, approximately 160 acres in the southern portion of the city.
The CFD 91-2 annual report describes predominantly flat terrain and identifies the district with the business park. It does not identify a Lancaster home subdivision. You should not use the existence of this CFD as evidence that a newer house carries its special tax.
The district was formed through Resolution 91-120 on June 3, 1991. Its authorized and original bond issue was $9,000,000, dated October 1, 1991. That issue was refunded by $8,900,000 in 1999 Special Tax Refunding Bonds, dated March 1, 1999.
The financed work included streets, storm drains, water mains, fire hydrants, sewer mains, sidewalks, street lighting, and a flood control channel. The report says the district’s backbone public infrastructure improvements had been completed.
Where are AD 93-3’s boundaries?
AD 93-3’s report places it between Sierra Highway on the west, Avenue H on the north, Division Street on the east, and Avenue I on the south.
The AD 93-3 annual report describes about 260 gross acres. Those street boundaries give you an area to ask about; they do not answer whether a particular parcel is included. Ask City Finance to confirm the parcel itself. The report does not say whether homes sit within the district.
Assessment District No. 93-3 was established under the Municipal Improvement Act of 1913 through Resolution 93-21 on February 16, 1993. Its bonds were issued under the 1915 Act, dated May 18, 1994, in the amount of $6,435,103.
The district financed storm drain facilities, sewer and water improvements, and street improvements. Its bonds were secured by unpaid assessments against district property. The report also allowed early bond payment from prepaid assessments.
Do the old maturity dates mean the charges have ended?
The maturity dates do not verify whether a charge is being levied today.
CFD 91-2’s report lists October 1, 2016, as final maturity, and its sinking-fund schedule runs through that date. AD 93-3’s report lists September 2, 2018, as final maturity. Both are older annual reports describing bonds as of their writing.
The city page and those schedules do not line up as a statement of present collection status. The page says the city currently has the districts; the reports show old bond schedules. What remains uncertain is whether a special tax or assessment installment is still being levied against a particular parcel. City Finance is the place to resolve that question.
The guide to checking a Mello-Roos end date is related reading. For these Lancaster districts, use their own documents and a current answer from Finance.
What should you check on the tax bill and title report?
You should check every special tax and assessment line on both the property’s tax bill and title report.
Look for the district name or number and the agency associated with each charge. Keep CFD 91-2 and AD 93-3 distinct. A reference to an assessment installment should not be relabeled as a CFD special tax simply because the city’s webpage uses Mello-Roos as a broad category.
Read beyond the city district names, too. The city page does not address other agencies’ special taxes, so it cannot settle the full charge picture for a property.
These sources provide no per-home amounts, rates, or maximum taxes. There is no supported dollar estimate to apply to a house from these reports. For a separate property-tax topic, see the California supplemental property tax bill guide.
We were helping someone compare two commercial properties in Lancaster when a special tax appeared on one property’s records. He had included the regular property tax in his projections but had not accounted for the Mello-Roos charge. That changed the annual cost enough that we went back through the numbers before he made a decision.
Who should answer questions about a specific parcel?
City Finance should answer questions about inclusion and current charges for the two city-administered districts.
Give Finance the specific parcel and ask whether it is within CFD 91-2 or AD 93-3. Then ask whether any special tax or assessment installment is currently levied, and request the current document supporting that answer.
If another agency appears beside a charge, ask that agency to explain it. Ask for clarification of title entries you cannot match to the tax bill. The practical goal is a clear explanation for each line, including which district it belongs to and who administers it.
Sellers can use the same approach when preparing property information. A current, parcel-specific answer is more useful than repeating a general statement about newer Lancaster homes.
The short version
Lancaster’s two listed city districts do not establish a blanket Mello-Roos rule for newer homes.
CFD 91-2’s report describes a business park. AD 93-3’s report gives street boundaries. Their old bond maturity dates leave current levy status unverified, so check the property’s tax bill and title report, then ask City Finance about the parcel and any city district charge.
You can check what your Lancaster home is worth with the home value tool.
Common questions
Does a newer Lancaster home automatically have city Mello-Roos?
You should not assume that it does. The city's page lists CFD 91-2 and AD 93-3. The reports describe a business park and a street-bounded assessment district, rather than identifying newer home subdivisions.
What property does CFD 91-2 cover?
Its annual report describes land comprising Lancaster Business Park-Phase III, approximately 160 acres in the southern portion of Lancaster. It does not identify a home subdivision.
Where is AD 93-3?
Its report gives boundaries of Sierra Highway on the west, Avenue H on the north, Division Street on the east, and Avenue I on the south. Ask City Finance whether a specific parcel is inside.
Are these districts still collecting payments?
Current levy status was not verified as of October 28, 2026. The city page says it currently administers both districts, but the linked reports list final bond maturities in 2016 and 2018.
What should a buyer check?
Check every special tax and assessment line on the property's tax bill and title report. Ask City Finance about the city districts and request an explanation of any other listed charge from the agency responsible.
