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There is a lot of misunderstanding about Mello-Roos in Ladera Ranch. Simply stated, Mello-Roos is a special property tax assessment that is levied on Ladera Ranch (and other cities) real estate within a designated di

According to USFDA, a combination product is one composed of any combination of a drug and device; biological product and device; drug and biological product

strict. These Ladera Ranch Mello-Roos districts are created to raise money by the sale of bonds, for the purpose of financing infrastructure improvements for that community. This infrastructure improvements may includ

; or drug, device, and biological product and fixed dose combination would include two or more combinations of drug.

Examples of combination products may in

drainage systems, sewer treatment, water lines, new streets, new parks, upgraded electrical lines, etc.

The motivation for the creation of the Mello-Roos tax started back in 1978 with the passage of Proposition 13.

lude drug-coated devices, drugs packaged with delivery devices in medical kits, and drugs and devices packaged separately but intended to be used together.

Prop 13 limited local governments ability to pay for capital facilities and services by increasing property taxes. In 1982, Senator Henry Mello and Assemblyman Mike Roos enacted the Community Facilities District (now

here is enormous increase in the number of combination products entering the market in the recent years. Combination products have proven advantages but fixe

called Mello-Roos) to enable local governments with an another means to raise needed funds, and the first Mello-Roos district was created in 1986. Below are some of the more common questions that are asked about Lade

d dose combinations are still in the process of convincing regulatory authority on their advantages over the single ingredient formulations.

Combination pro

a Ranch Mello-Roos:

A.- What is the Total Tax Rate in Ladera Ranch including Mello Roos ?
When homes were first built, the Ladera Ranch Mello-Roos fee plus Prop 13 base tax totaled about 2.0%. Prop 13 base prop

ucts have become life saving products for the pharmaceutical companies who doesn’t have many innovative molecules in their product pipeline and have been inc

rty tax is approximately 1.1% of the purchase price and the Mello-Roos portion of the tax was approximately an additional 0.9%. One important distinction is that the Prop 13 Tax is based upon the sales price, so as y

easingly used in the product life cycle management. Even the companies having product patents are trying to extend their product life cycle through the combi

ur home appreciates and is sold, the new Buyer has to pay a higher property Tax. But, the Mello-Roos tax is not based upon the sale price and mostly stays constant even after years of appreciation. Due to the strong

nation products and maximize the revenues. But the companies involved in this practice are overlooking that they are burdening the patients both economically

appreciation that Ladera Ranch has experienced since the homes were first built, the Prop 13 tax adjusts upwards at bout 1.1% of the purchase price, while the Mello-Roos essentially stays fixed at approximately $2,000

and physically. They need to rightly judge the benefits of the combination products and they have to even look at the risks involved when combining the produ

year. So today, the total property tax is around 1.5% for a $800,000 home.

B.- How does one estimate the Mello-Roos when buying a Ladera Ranch home?
During the escrow period, the Seller is required to acquire

ts. Some of the combination products were well accepted by physicians while others suffered. Companies involved in development of combination products are fi

report which will state in writing the exact amount of the Mello-Roos tax. Before you make an offer you can also estimate the Mello-Roos for it does vary somewhat from community to community and even lot to lot.. You

ding difficulty in defining their combination products and facing various challenges from selecting a combination to marketing it.

Following aspects would a

take the quoted Tax Assessor yearly Tax amount, and subtract the 1.1% of the Prop 13 portion of the tax from this amount. The remainder is a reasonable estimate of your yearly Mello-Roos payment for that home.

C.- Ca

dd to the challenges in developing combination products:

Which markets to tap where the combination products can do fairly well?
Which combination prod

I deduct my Ladera Ranch Mello-Roos taxes from my Income Tax?
It is the opinion of some tax accountants that the Mello-Roos tax is not tax deductible. On the other hand, I know of home owners in Ladera Ranch wh

cts are meaningful and rational?
Which therapeutic categories to select?
Which Combinations can address unmet needs of the patients?
Do combin

have deducted their Mello-Roos tax from their income taxes. It is best advised that you consult with your tax advisor and make your own decision on this topic.

D.- How and when do I pay the Ladera Ranch Mello-Roos T

tions increase the patient compliance?
What would be the developing cost?
How to tackle the risks encountered during combination product developmen

x ?
The Mello-Roos tax is included in your normal Prop 13 tax bill and this is billed to you twice per year on February 1st and November 1st.

E.- How long do the Ladera Ranch Mello-Roos tax last ?
The Mel

t?

As combination products don't fit into the traditional categories of drugs, medical devices, or biological products, the USFDA is in the process of devel

o-Roos assessment is written for about 15 to 25 years dependent on the community facilities district. Many of the districts have the right to renew the Mello-Roos tax if needed, so it is prudent not to assume that thi

ping new procedures for reviewing their safety, efficacy and quality.

Professional from academic institutions, pharmaceutical industries, health care indust

tax will disappear during your ownership

F.- How do I compare the value of a Home with Mello-Roos against a Home without?
As an example, let's say you are thinking about buying either a home in Ladera Ranch

y and representatives from various regulatory agencies are working out to design the regulatory requirements for manufacture and sale of combination products

ith yearly Mello-Roos payment of about $1,800, or possibly buying a home in Laguna Niguel with no Mello-Roos. To compare the values of these two homes, take the $1,800 yearly Mello-Roos payment, divide by 12 for the m

.

As there is an increasing trend of the combination products companies manufacturing such products should be able to tackle the problems involved in the de

nthly payment of $150. A $150 per month payment is approximately equal to a $25,000 mortgage in today’s interest rates. Therefore the home in Ladera Ranch is actually costing you about $25,000 more as compared to the

elopment. They need to be wiser in analyzing the market trends and the regulatory requirements.

Companies that provide selfless information through particip

ome you’re considering in Laguna Niguel. If the Ladera Ranch home is still more desirable to you at a comparative price $25,000 higher than the home in Laguna Niguel, then buy it, if not, buy the home in Laguna Niguel

tion in industry events and feedback to regulatory authorities would be able to face the challenges and will be successful in developing combination products

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