You’re looking at property near Montclair’s downtown plan area and see news about a new special tax district. Does the property you’re considering have another tax? CFD No. 2026-2 covers only the approximately 9.96-acre Montclair Station property. Being nearby does not put a parcel inside it.
As of 23 October 2026, the City Council of the City of Montclair has adopted Ordinance No. 26-1019, authorizing the district’s special tax. The ordinance takes effect November 4, 2026.
This is general information, not legal or tax advice.
What did the council adopt?
The council adopted an ordinance authorizing a special tax within Community Facilities District No. 2026-2, also called Montclair Station.
The ordinance received its first reading on September 8, 2026, and was adopted on October 5, 2026. Both votes were 5-0. The City of Montclair’s adopted ordinance notice gives the adoption and effective dates.
The council may set the tax each year by resolution, but the amount cannot exceed the authorized maximum. Adoption authorizes collection within the district; it does not supply a total property tax bill.
Which property is inside the district?
The district comprises approximately 9.96 acres owned by Montclair Station Apartments, L.L.C., adjacent to the Montclair Metrolink station.
The city’s presentation places the project between the Pacific Electric Trail, Monte Vista Avenue, and the Metrolink rail corridor. It describes 302 residential units, along with open space, landscaping, a trail along the San Antonio Creek Channel, and a dog park that the city will maintain.
The council report calls Montclair Station the seventh residential development constructed within the North Montclair Downtown Specific Plan area. That larger planning area is not this district’s boundary.
The documents describe an apartment project, not condominiums or homes for sale. For a purchase elsewhere in the plan area, check that property’s district records separately.
What is a CFD special tax?
A CFD special tax is a tax on property within a community facilities district, calculated using property characteristics rather than property value.
The city’s report names use, square footage, and lot size as examples used in special tax formulas. By law, this tax cannot be based on property value. Once approved, a special tax lien is placed against each property.
Property owners pay the special tax annually on their property tax bill. The ordinance also allows another collection method determined by the council, including direct billing of affected owners.
For background, see the guide to Mello-Roos. The district’s rate and method of apportionment contains the formulas and classifications for this tax.
What does Montclair Station’s tax pay for?
The tax pays for maintenance and public safety services associated with the project.
Authorized services include:
- Maintenance and lighting of parks, parkways, streets, roads, and open space.
- Operation and maintenance of bio-retention basins and storm drain systems.
- Fire protection and suppression services.
- Police protection services.
- Emergency vehicle apparatus maintenance.
The council report estimates approximately $127,910 annually, including $10,000 in annual administrative expenses. That is a service cost estimate, not an individual property’s bill. The documents describe services and maintenance funding and give no bond amount.
The report explains that the city’s General Fund cannot finance the plan area’s public improvements and their future maintenance. The council directed staff to use CFDs for maintenance and a portion of public safety costs for development projects there. The developer pays formation costs through a reimbursement agreement.
How much are the maximum special taxes?
The fiscal year 2026-2027 rate table lists residential annual maximums totaling $423 per unit.
That total combines two separate maximums:
| Developed property classification | Special Tax A: maintenance | Special Tax B: public safety |
|---|---|---|
| Residential Property | $184 per unit | $239 per unit |
| Non-Residential Property | $5,760 per acre | $7,470 per acre |
These maximums are not a total property tax bill. The council’s annual levy cannot exceed the authorized maximum.
Beginning July 1, 2027, maximums increase each July 1 according to the greater of the Consumer Price Index change or actual authorized service costs. The rate and method sets both a floor and a ceiling on the yearly increase.
Keep the special tax records with other tax information. The California supplemental property tax bill guide is another reference for purchase document review.
What exemptions and appeal rules apply?
The rate and method excludes specified property categories and provides a written appeal process.
Neither Special Tax A nor Special Tax B is levied on Undeveloped Property. Neither tax is levied on Property Owner Association Property, Public Property, Exempt Welfare Exemption Property, or Parking Property. These classifications determine a property’s treatment.
Government Code 53321(d) also limits increases caused by another parcel’s delinquency. For a parcel with an occupancy permit for private residential use, that increase can be no more than one tenth above what would otherwise be levied.
A landowner or resident who is current in payments may submit a written special tax appeal to the CFD Administrator. If dissatisfied, the appellant has 30 days to appeal to the council by written notice to the City Clerk.
How do you check a parcel?
Check the recorded district boundary map, the rate and method of apportionment, and the property’s applicable levy.
The boundary map was recorded July 28, 2026. The district report and rate and method are attached to the September 8, 2026 council packet, available through the city’s council meetings and agenda packets.
Use the California seller disclosure guide alongside that review. Direct questions about city records to the City Clerk’s office at (909) 625-9416.
Check the district number. The city’s presentation lists four earlier districts plus this one; a reference to a Montclair CFD alone does not identify the applicable rules.
A. had a screenshot of her estimated monthly payment and kept coming back to it whenever we discussed the house. That was her number. She knew what she could comfortably manage. When we asked whether all the property assessments were included, she said, “Wait, isn’t that what the property tax line is?” It was a reasonable question. With something like CFD 2026-2, we’d want to confirm whether the property is included and what any applicable charge means for that monthly budget.
The short version
CFD 2026-2 authorizes a maintenance and public safety special tax for the Montclair Station property.
The ordinance takes effect November 4, 2026. Its boundary does not cover the entire downtown plan area. Establish whether a parcel is inside before using the district’s maximum tax figures in a purchase budget.
Want a read on your own home’s value? Use the home value tool.
Common questions
Does CFD 2026-2 cover all of Montclair?
No. It covers approximately 9.96 acres comprising the Montclair Station property, not the entire North Montclair Downtown Specific Plan area.
What does the Montclair Station special tax pay for?
It pays for maintenance, lighting, drainage operations, fire and police protection services, and emergency vehicle apparatus maintenance.
What are the residential maximum special taxes?
The fiscal year 2026-2027 table lists annual maximums of $184 per unit for maintenance and $239 per unit for public safety, totaling $423 per unit.
When does Ordinance No. 26-1019 take effect?
The council adopted the ordinance on October 5, 2026. Its effective date is November 4, 2026.
