Solano County HOA Guide
Lagoon Valley HOA Guide: Mello-Roos, Golf and the HOA
Lower Lagoon Valley is a master-planned community of about 868 acres in Vacaville, approved for 1,025 homes around a championship golf course. A city special tax district pays for some of its public services, and the Lagoon Valley Community Association runs the community’s association side.
Owners in Lagoon Valley pay HOA dues and a city special tax. This guide sorts out what each one covers, so a board can budget for its share and answer owners’ questions.
Facts on this page were checked against City of Vacaville reports and state CEQA records on October 26, 2026. The most recent district report we could read is for 2023-24, and city records do not spell out every maintenance duty, so confirm details with the offices listed before you rely on them. Sources are listed at the bottom of the page.
The community at a glance
Read next: What Are HOA Assets? and Who Pays for Repairs in an HOA?
What the city district pays for
Community Facilities District No. 13, formed in May 2021, is a city Mello-Roos district covering Lower Lagoon Valley. Its rate and method of apportionment sets out what each tax may fund:
City records we read do not say who maintains the golf course, the hillside and creek open space, the trails, the neighborhood parks or the internal streets. Ask the association and the city for the recorded maintenance maps before the board budgets for any of them.
The special taxes on your bill
The maximum CFD 13 rates per home, set in 2020-21 dollars and rising each year, are:
The fire tax is set per acre of residential property. The service taxes can be levied in perpetuity. In 2023-24, before any building permits, only the lighting and landscaping tax was levied, on undeveloped land. For current amounts, call the city’s district consultant, NBS, at (800) 676-7516.
What to do about it: Planning Your HOA Budget and Understanding HOA Reserve Studies.
Creeks, wetlands and a community still being built
Creek-side drainage, culverts and detention ponds come with state permit conditions. Before the association accepts any of these areas from the developer, find out which entity holds the long-term obligations.
What to do about it: How to Minimize Homeowners Association Liability and Buying a House in an HOA? Here’s What You Need to Know.
City rules
Vacaville rules owners run into
Lagoon Valley is inside the City of Vacaville, so city rules apply on top of the CC&Rs. A few that come up often:
Yard parking
A vehicle, boat, camper or trailer in a front or open side yard must sit on pavement, pavers, gravel or a similar weed-free surface.
California rules: For the state rules on enforcement, fines and hearings, see California HOA enforcement, fines and disputes.
Trees
Removing a tree 6 inches or more in trunk diameter takes a city permit, and replacement trees are required.
Work hours
No construction or commercial landscaping near homes from 7 p.m. to 7 a.m. Monday through Saturday, or on Sundays and holidays.
More: the Vacaville HOA Guide covers the rest of the city rules.
Taking over from the developer?
A new community, developer turnover and a city tax district all at once is a lot for a volunteer board. If your board is deciding how to run things after turnover, start with Self-Managed vs. Professional HOA Management, or tell us about your community and we will send you options from affiliated management companies.
Compare HOA management optionsQuick answers
Questions Lagoon Valley owners and board members ask
Is the CFD 13 tax the same as HOA dues?
No. It is a city special tax on the property tax bill. HOA dues pay for what the association owns and maintains.
Does the golf course pay the city tax?
No. Golf course property is exempt from the CFD 13 special taxes.
Who maintains the street landscaping?
CFD 13 pays for lighting and landscaping on public street rights-of-way. For other areas, check the association’s recorded maintenance maps.
Can the CFD tax be paid off?
The facilities tax can be prepaid. The service taxes can be levied in perpetuity.
Who to call
Lagoon Valley contacts
| Office | Phone | Use it for |
|---|---|---|
| Vacaville Community Development | (707) 449-5140 | Specific plan, permits, trees |
| Vacaville Building | (707) 449-5152 | Building permits |
| NBS (city district consultant) | (800) 676-7516 | CFD 13 tax questions |
| Vacaville Fire Department | (707) 449-5452 | Non-emergency, weeds |
Keep going
Where to go next on How2HOA
Sources for this guide
These sources open in a new tab.
City of Vacaville: Lower Lagoon Valley project page; CFD 13 annual report, 2023-24; development agreements; community facilities districts.
State of California: CEQAnet, Lower Lagoon Valley Specific Plan (SCH 2003032063); 2005 tract map and 2024 modification; streambed alteration agreement; reservoir and pump station.
Professional management
Thinking about management help?
Tell us about your community and we will send you options from affiliated management companies.
Compare HOA management optionsBrowse all HOA topicsThis page is general educational information, not legal, financial or insurance advice. How2HOA is not affiliated with the associations or agencies named here. Ownership and maintenance vary parcel by parcel, so check your recorded maps and governing documents and talk with your association’s attorney or another qualified professional about your situation.