CFD Taxes In Eastmark & Cadence: What Buyers Should Know

Fallen for a home in Eastmark or Cadence but unsure about those extra tax lines? You are not alone. Many Mesa buyers hear “CFD” and wonder what it means for their payment and long‑term costs. In this guide, you will learn what CFD taxes are, how they show up on your Maricopa County bill, what to expect in Eastmark and Cadence, and the exact steps to verify numbers before you buy. Let’s dive in.

What a CFD is in Mesa

A Community Facilities District, or CFD, is a special taxing district that funds public infrastructure for a defined area. In Arizona, CFDs can issue bonds and levy special taxes or assessments to pay for roads, utilities, parks, and similar improvements that benefit the district. You can read a clear overview of how Arizona CFDs work in the City of Phoenix’s summary that references state law in Title 48 of the Arizona Revised Statutes. See the Arizona CFD overview.

In Mesa, Eastmark and Cadence are covered by three CFDs: Eastmark CFD No. 1, Eastmark CFD No. 2, and the Cadence CFD. The City of Mesa posts maps, budgets, and FAQs for these districts serving the 85212 area. Explore Mesa’s Eastmark and Cadence CFD page.

How CFD charges show on your tax bill

On properties within Eastmark or Cadence, you typically see two separate CFD‑related lines on the Maricopa County property tax statement:

• Assessment Area (Special Assessment). This is a flat, per‑parcel assessment originally issued to reimburse developer costs. It is often amortized over many years and appears as “(CFD Name) Assessment Area #.” The City of Mesa allows full payoffs of this assessment upon request, but not partial payoffs.
• CFD tax (secondary property tax). This covers general obligation bond debt service and ongoing operations and maintenance. It is calculated as a rate per $100 of limited property value and appears as “(CFD Name) CFD.” The O&M portion generally continues as long as operations require it.

These charges are collected with your regular county property tax bill. If your loan is escrowed, the escrow usually pays them. If an assessment becomes delinquent, the CFD may remove it from the county roll and bill you directly. For billing mechanics, examples, and Mesa contacts, review the city’s guidance. See Mesa’s CFD tax explanations.

Eastmark and Cadence numbers to know

Mesa publishes typical targets and schedules, which vary by parcel and fiscal year:

• Assessment Area amortizations. Original per‑parcel amounts have commonly ranged about $2,000 to $3,500, with final payments running into the late 2030s through mid‑2040s depending on the specific series. You should confirm the schedule for the exact property.
• Secondary CFD tax rates. Mesa cites an O&M component commonly at $0.30 per $100 of limited property value. Target debt rates have been around $2.81 for Eastmark CFD No. 1, $2.66 for Eastmark CFD No. 2, and $2.44 for Cadence, each per $100 of LPV. The combined secondary rate equals debt plus O&M and is set each year.

For current rates, bond status, and parcel‑level details, use the city’s documents and tools. Go to Mesa’s CFD resources.

Buying or refinancing in a CFD

• The lien stays with the property. Mesa does not require automatic payoff at sale or refinance. If you buy the home, you take over the remaining obligations unless paid off in escrow.
• Lenders and title have their own policies. Some lenders accept a mortgage with the CFD lien in place. Others require the special assessment to be paid off before closing. Always confirm with your lender and title company early.
• Payoff options. You can request a full payoff quote for the Assessment Area balance from the City of Mesa. The annual CFD secondary tax for debt and O&M is levied each year and is not paid off in a lump sum like the assessment.

Mesa lists contact details for quotes and questions: [email protected] and 480‑644‑2389. You can verify the latest process on the city’s page. Review Mesa’s CFD guidance.

Buyer due diligence checklist

Before you write an offer in Eastmark or Cadence, work through these steps:

1. Pull the Maricopa County Detailed Tax Statement and find the Special Districts lines for any “Assessment Area #” and “CFD” entries. This shows current charges.
2. Ask your agent, the seller, or title to request a payoff quote for the Assessment Area from the City of Mesa. Get the quote date and total, since interest and fees can change with the next bond payment date.
3. Review the title commitment (Schedule B) for CFD or special tax language. Confirm with your lender and title company whether a payoff is required for your loan or for title insurance.
4. Check Mesa’s CFD budgets and annual financial reports for the district that covers the home. These show current levy rates and outstanding bonds.
5. Estimate the annual CFD secondary tax using the property’s limited property value and the district’s published rates. Remember the city sets final rates each fiscal year.
6. If the assessment is delinquent or not on the county bill, contact the City of Mesa Districts office right away to clarify status and billing.
7. If CFD costs are a concern, consider negotiating a price credit or a seller payoff of the assessment, subject to lender and title requirements.

You can access city forms, contact info, and current documents here. Use Mesa’s CFD resource hub.

Estimate your CFD tax

Here is a simple way to get a ballpark estimate for the annual CFD secondary tax component:

1. Find the property’s current limited property value on the county site.
2. Identify your district’s target rates from Mesa’s page, then add the debt rate and O&M rate to get the combined rate per $100 of LPV.
3. Divide the LPV by 100, then multiply by the combined rate.

Example for illustration only: If you are in Eastmark CFD No. 1 and use a combined rate of about $3.11 per $100 of LPV (debt about $2.81 plus O&M $0.30), and your LPV is $50,000, then 50,000 divided by 100 equals 500. Multiply 500 by $3.11 for an estimated $1,555 annual CFD secondary tax. Actual rates and LPV change each year, so always confirm with Mesa’s current budget materials. See Mesa’s rate examples and budgets.

Where to find official info

Mesa is the best source for maps, budgets, repayment schedules, and contacts for Eastmark CFD No. 1, Eastmark CFD No. 2, and the Cadence CFD. Start here: City of Mesa — Eastmark and Cadence CFDS.

If you want broader context on how CFDs are used across Arizona, the City of Phoenix offers a helpful overview. Read the Arizona CFD overview.

Ready to compare homes and run true, parcel‑specific numbers for Eastmark or Cadence? Reach out to Steck Residential for local guidance and a clear plan.

FAQs

What is a Community Facilities District in Mesa?

• A CFD is a special taxing district that funds public infrastructure by issuing bonds and levying special taxes or assessments on properties within the district. Mesa’s Eastmark and Cadence areas each have their own CFD.

How are CFD charges different from HOA dues in Eastmark and Cadence?

• CFD charges are government levies on your property tax bill for bonds and operations. HOA dues are private fees paid to the homeowners association for community services. A home can have both.

Will Eastmark or Cadence CFD charges ever end?

• Assessment Area payments have scheduled final years, often in the late 2030s to mid‑2040s depending on the series. Secondary taxes for debt continue until bonds are repaid, and O&M can continue as needed.

If I sell a home in Eastmark or Cadence, do I have to pay off the assessment?

• Mesa does not require automatic payoff at sale. The lien stays with the property unless paid in escrow. Some lenders or title companies may require payoff, so confirm early.

How do I find the exact Assessment Area balance for a specific Eastmark or Cadence home?

• Request a repayment schedule or payoff quote from the City of Mesa Districts office, and review the property’s Detailed Tax Statement for current charges.