New Construction Real Cost Calculator
Base price is just the beginning. Calculate your true monthly cost including lot premiums, upgrades, property taxes, Mello-Roos, and HOA fees.
New Construction Real Cost Calculator
Calculate your true monthly cost including all fees and taxes
Home Purchase Details
Typical solar system cost: $12,000 - $18,000 if not included
California Title 24 requires solar on all new homes. Ask your builder about their solar options.
Loan Details
Property Tax Bill
Mello-Roos is added to your property tax bill as a line item
Most single-family homes in River Islands have low or no HOA fees
Total Purchase Price
Estimated Monthly Payment
This is an estimate only
Actual costs vary by specific home, neighborhood, and current rates. Does not include homeowner's insurance (~$150/mo) or utilities. Contact us for an accurate quote on any specific property.
Understanding New Construction Costs
When buying new construction, the advertised base price is rarely what you'll actually pay. Here's what to budget for:
Base Home Price
The starting price for the floor plan. In River Islands, base prices range from $474K to $1.2M+ depending on builder and home size.
Lot Premium
Extra cost based on lot desirability. Corner lots: $10-40K. Cul-de-sac: $15-35K. Greenbelt: $25-75K. Lakefront: $50-150K+. Interior lots often have no premium.
Design Center Upgrades
Customizations chosen at the design center: flooring, cabinets, countertops, appliances, lighting, landscaping. Budget 5-15% of base price for upgrades.
Structural Options
Major changes like extra bedrooms, extended garage, covered patios, or converting bonus rooms. These add $10K-$50K+ depending on scope.
Monthly Cost Components
Beyond your mortgage payment, budget for these ongoing costs:
Property Tax
~1.1% annuallySan Joaquin County rate. On a $700K home: ~$640/month
Mello-Roos (CFD)
$250-$500/monthFunds schools, parks, and amenities. Fixed amount (doesn't increase with appreciation).
HOA Fees
$150-$250/monthCovers community amenities: The Boathouse, pools, trails, landscaping, security.
Solar & Utilities
$0-$200/monthMost homes include solar, reducing/eliminating electricity costs. Gas and water extra.
Homeowner's Insurance
$100-$200/monthRequired by lenders. Shop around for the best rates.
Still More Affordable Than Bay Area
Even with Mello-Roos and HOA, River Islands saves you thousands monthly compared to Bay Area homes
Frequently Asked Questions
Common questions about new construction costs in River Islands
What is the base price vs total price for a new construction home?
The base price is the starting price for a floor plan, but your total purchase price will include: lot premium ($0-$150K+ depending on location/view), structural options, and design center upgrades (typically $20K-$80K). Our calculator helps you estimate the real total cost.
What design center upgrades should I budget for?
Common upgrades include: upgraded flooring ($5K-$15K), cabinet upgrades ($3K-$10K), countertops ($2K-$8K), appliance packages ($2K-$5K), extended patios ($5K-$15K), and electrical/smart home features ($2K-$8K). Budget 5-15% of base price for upgrades, though some buyers spend more.
What is Mello-Roos and why do I have to pay it?
Mello-Roos (officially called Community Facilities District or CFD tax) is a special tax that funds infrastructure like roads, schools, parks, and utilities in new communities. In River Islands, it funds the excellent schools, The Boathouse amenity center, trails, and lakes. Unlike property tax, Mello-Roos is a fixed amount that doesn't increase with home appreciation.
How much is property tax in River Islands?
River Islands is in San Joaquin County with a base property tax rate of approximately 1.0-1.1% of your purchase price. On a $700,000 home, expect about $7,000-$7,700 per year in base property taxes. This is lower than many Bay Area counties.
What do HOA fees cover in River Islands?
HOA fees ($150-$250/month depending on neighborhood) cover maintenance of common areas, landscaping of parks and trails, The Boathouse community center access (pools, fitness center), lake maintenance, security, and community events.
Is solar included with new homes in River Islands?
Most builders include solar panels standard due to California's Title 24 requirements. However, the ownership varies - some are owned (included in price), some are leased (separate payment). Ask each builder for specifics. Owned solar can significantly reduce or eliminate your electricity bill.
How does River Islands cost compare to Bay Area homes?
Even with Mello-Roos, River Islands is significantly more affordable than Bay Area alternatives. A $700K home in River Islands with all costs might be $5,300/month. A comparable Bay Area home would cost $1.3-1.5M - resulting in monthly costs of $8,500-$10,000+. That's $3,000-$5,000 monthly savings.
Can I deduct Mello-Roos on my taxes?
Yes, Mello-Roos is generally tax-deductible as a property tax on your federal and state returns, subject to the $10,000 SALT (State and Local Tax) deduction limit. Consult a tax professional for your specific situation.
Important Disclosures
All pricing, floor plans, specifications, and availability are subject to change without notice. Please contact us directly for the most current information regarding pricing, incentives, and availability.
Buyer Representation Disclosure: Altos Estates Group represents you, the buyer - not the builders. We are not affiliated with or the listing agent for any builder. Some builders offer broker cooperation when registering on your first visit.
Cost estimates are for informational purposes only and should not be relied upon for financial decisions. Actual property taxes, Mello-Roos, and HOA fees vary by specific property and are subject to change. Consult with a mortgage professional and tax advisor for accurate calculations.