What the Rossmoor Buyer Should Know
There are three different types of properties in Rossmoor - co-operatives, condominiums, and single-family homes. Of the over 6000 homes here only 63 are single-family homes, the remaining 6000 units are either co-ops or condos depending on the year they were built.
What's a Co-Op?
Co-ops were the first units built in Rossmoor starting back in 1964. Co-ops are typically smaller square footage than a condo. An average 2 bedroom/1 bath unit is approximately 1050 square feet. All co-ops come with 1 carport parking space. The original co-ops were not built with washer/dryers in the unit - there are community laundry facilities in each entry. Many of the co-ops have been upgraded with washer/dryers over the years - that upgrade can cost almost $10,000. Another unique feature to a co-op is that the owner pays their property taxes monthly instead of twice a year. The monthly property tax bill is added to the monthly HOA dues. In Walnut Creek property taxes are approximately 1.25% of the purchase price. An advantage to a co-op is that your homes major operating systems: air conditioning, furnace, water heater, major appliances - are all covered by your HOA. If something happens to those systems they will be repaired or replaced. It's like having a permanent home warranty plan on your home. Co-ops also have special financial restrictions that are explained here.
What's a Condo?
Condos in Rossmoor are just like condos anywhere else across the country. They vary in size from a 740 square foot 1 bedroom home to 2248 square foot 3 bedroom/2.5 bathroom home. Condos came to Rossmoor around 1970. All condos were built with hookups in the unit for a washer/dryer. Owners of a condo pay their property taxes twice a year. Parking with a condo varies - there are some units that have a one-car carport and there are others that have a two car garage. In a condo the owner is responsible for all of their appliances and heating/air systems.
What are the HOA dues?
There are 17 different homeowner's associations in Rossmoor and since they are all independent of each other they all have different rates for their dues. Currenlty the lowest dues in Rossmoor are $505 and the highest are in the mid $700s. For the condos and co-ops the HOA dues cover the following: water, garbage, cable, exterior maintainence, and property insurance. They also cover use of all the facilities in Rossmoor, except for golfing which has a minimal fee. Click here to learn more about the facilities.
Any additional fees?
Anyone that buys in Rossmoor has to pay a non-refundable $7,000 membership fee to Golden Rain Foundation. This is paid with the rest of the buyer's closing costs. This money is used for capital improvements in Rossmoor. If you are a resident of Rossmoor and you decide to move to another Rossmoor home you can transfer that fee and not have to pay it again. You can waive that fee only once so if you moved multiple times you might have to pay it again.