K. Hovnanian's 2003 San Jacinto Valley community — the same Four Seasons brand as Beaumont, built two years earlier, at a $90,000–$130,000 lower price point. The CFD status at 20+ years, the SR-74 access tradeoff, and the honest 10-year numbers.
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Talk to a Specialist →Four Seasons Beaumont built from 2005–2019 with no Mello-Roos — advertised from the start. Four Seasons Hemet was built in 2003 under different Riverside County development conditions. Whether a CFD was formed at Hemet's inception, and whether it still carries a meaningful annual assessment 20+ years later, depends on the specific parcel and bond structure.
Most CFDs issued in the early 2000s in Riverside County were structured with 25–30 year amortization periods. A CFD issued in 2003 on a 25-year bond would expire around 2028. Depending on when you are purchasing, that CFD may have 3–5 years remaining or may have already expired. The annual obligation in the final years of a CFD is often lower than in the early years as the principal reduces. Pull the specific parcel tax bill at assessor.rivcoca.gov — it will show any active CFD line item and its current annual amount. Do not assume no CFD because Beaumont has none.
| Cost Item | $350,000 Home | $440,000 Home |
|---|---|---|
| Prop 13 base tax (1.00%) | $3,500 | $4,400 |
| Bond overrides (~0.18%) | $630 | $792 |
| CFD if remaining (~$600–$1,200/yr — verify) | $0–$1,200 | $0–$1,200 |
| HOA (~$230/month — verify current) | $2,760 | $2,760 |
| Homeowners insurance (est.) | $1,750 | $2,200 |
| Supplemental tax (year 1 only, est.) | $950 | $1,350 |
| Year-1 total (non-mortgage) | $9,590–$10,790 | $11,502–$12,702 |
| Year | Base Tax | Bonds | CFD | HOA (3%/yr) | Insurance | Annual Total |
|---|---|---|---|---|---|---|
| Year 1 | $3,900 | $702 | $0 | $2,760 | $1,950 | $9,312 |
| Year 2 | $3,978 | $716 | $0 | $2,843 | $2,009 | $9,546 |
| Year 3 | $4,058 | $730 | $0 | $2,928 | $2,069 | $9,785 |
| Year 4 | $4,139 | $745 | $0 | $3,016 | $2,131 | $10,031 |
| Year 5 | $4,222 | $760 | $0 | $3,106 | $2,195 | $10,283 |
| Year 6 | $4,306 | $775 | $0 | $3,199 | $2,261 | $10,541 |
| Year 7 | $4,392 | $791 | $0 | $3,295 | $2,329 | $10,807 |
| Year 8 | $4,480 | $806 | $0 | $3,394 | $2,399 | $11,079 |
| Year 9 | $4,570 | $823 | $0 | $3,496 | $2,471 | $11,360 |
| Year 10 | $4,661 | $839 | $0 | $3,601 | $2,545 | $11,646 |
| 10-Year Total Non-Mortgage Cost | $104,390 | |||||
Assumes CFD expired at time of purchase. If a CFD remains active at $800/year, add approximately $5,600–$8,000 to the 10-year total depending on remaining term.
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Four Seasons Hemet has no direct Interstate access. SR-74 connects west toward Perris and the I-215 (approximately 30–40 minutes) and east toward Palm Desert and the I-10 (approximately 45–55 minutes). The closest major medical facility via direct route is San Gorgonio Regional in Banning or Desert Regional in Palm Springs, both 40–50 minutes. Riverside hospital access runs 40+ minutes via SR-74 west to I-215.
For buyers who will primarily be living in the Hemet/San Jacinto Valley — medical care at Hemet Valley Medical Center, shopping at the local Walmart/Stater Bros corridor, social life within the community — the SR-74 limitation is minimal. For buyers who expect to travel to Riverside, Palm Springs, or the coast regularly, the SR-74 routing adds meaningful time to every trip relative to a community on I-10 or I-215.
At $390,000 vs. $490,000 for comparable floor plans, Four Seasons Hemet is $100,000 cheaper at purchase with nearly identical HOA fees. If the Hemet CFD has expired, the 10-year carrying cost gap narrows to approximately $19,000 — entirely driven by the property tax difference from the lower purchase price. The 10-year total advantage of buying Hemet vs. Beaumont at these price points is approximately $119,000 ($100K purchase + $19K carrying costs).
That is a real and significant financial advantage. The question is whether I-10 access, the newer Beaumont construction, and Beaumont's confirmed no-CFD status justify the $119,000 premium. For buyers who are genuinely indifferent to corridor access and are comfortable with the San Jacinto Valley lifestyle, it does not. For buyers who need I-10 access regularly, the Beaumont premium may be worth it.
Our IE specialists can pull the Riverside County Assessor data and confirm whether any CFD remains active on the specific home you're considering.
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