It depends on the street. Some Discovery Bay homes are in one of nine homeowners associations and some aren’t, and the Town doesn’t publish anyone’s dues. What every Town customer does pay is a water bill and a sewer charge, and homes inside Reclamation District 800 also carry two levee assessments on the property tax bill.
Here’s each line with the published rate and where to find your exact number before you buy.
Which HOAs are in Discovery Bay?
The Town of Discovery Bay lists nine and says it isn’t affiliated with any of them (Town of Discovery Bay, Home Owners Associations page, checked September 25, 2026):
- Clipper Estates Homeowners Association
- Cypress Landing Community Association
- Discovery Bay Country Club Homeowners Association
- Harbor Bay Condominium Association
- Marina Circle Homeowners Association
- Lido Circle Property Owner’s Association
- Sand Bay Isle Homeowners Association
- The Lakes Homeowners Association (the Town lists a guard shack phone for it)
- Lakeshore Homeowners Association
How much are the HOA dues?
We won’t quote a number we can’t source, and neither the Town nor the associations publish dues on the Town’s list. Dues also change every budget year.
Here’s how to get the real number for a home:
- Check the listing. It should say whether the home is in an HOA.
- In escrow, the seller provides the HOA’s documents, including the current budget, the dues, any special assessments and the rules. California Civil Code section 4525 lists the documents an owner must give a buyer in a common interest development (leginfo.legislature.ca.gov, checked September 25, 2026).
- Read the reserve study in that packet. Low reserves can mean a special assessment later.
Have questions about what you’re agreeing to in the HOA documents? A real estate attorney can review them.
What is the water bill in Discovery Bay?
A fixed monthly charge plus a charge for what you use. The Town of Discovery Bay Community Services District bills water, and its adopted rates starting July 1, 2026 are (Town of Discovery Bay, Water and Wastewater Service Fees rate sheet dated July 28, 2025, checked September 25, 2026):
- Fixed charge: $39.08 a month for a 1-inch or smaller meter
- Use: $2.918 per ccf (one ccf is 748 gallons)
The same sheet has adopted increases each July through 2029. On July 1, 2027 the fixed charge goes to $43.77 and use to $3.268 per ccf.
What is the sewer charge?
A flat charge, billed once a year on your property tax bill, not on the water bill. The Town’s rate study says it bills residential sewer as a flat annual fee on the property tax roll (Town of Discovery Bay, Water and Sewer Rate Study 2025, amended July 29, 2025).
For a single-family home, it’s $99.39 a month, or $1,192.68 a year, starting July 1, 2026. Condos and other multiple-family homes pay $80.84 a month, or $970.08 a year (Town rate sheet dated July 28, 2025). Adopted increases run each July through 2029.
What does a typical water and sewer bill add up to?
About $176 a month for a typical single-family home in 2026-27, by our math. The Town’s rate study uses a typical home with a 1-inch meter using 13 ccf a month. Its figure for that home after the July 1, 2025 increase was $162.53 a month, up from $144.98 (Town of Discovery Bay, Water and Sewer Rate Study 2025).
Using the same typical home and the rates adopted for July 1, 2026:
| Line | Math | Monthly |
|---|---|---|
| Water, fixed | 1-inch meter | $39.08 |
| Water, use | 13 ccf x $2.918 | $37.93 |
| Sewer | single-family flat charge | $99.39 |
| Total | about $176.40 |
That’s our calculation from the Town’s published rates, not a Town figure. Your bill depends on your meter and how much water you use. Irrigating a big yard costs more.
What does RD 800 charge for the levees?
Homes inside the district now pay two Reclamation District 800 assessments, both on the County tax bill.
- The original assessment, approved by owners in 1999, which RD 800 says never went up. For fiscal year 2026-27 the board levied it at $145.06 per residential parcel on July 9, 2026 (RD 800, Notice of Assessment Calls and board minutes, July 9, 2026).
- The new Maintenance and Capital Assessment. The board formed it on November 6, 2025 by a 5-0 vote, with the levy starting in fiscal year 2026-27 (RD 800, board minutes, November 6, 2025). The amount depends on the parcel’s location, size and structure. RD 800’s August 2025 examples for single-family homes ran from $203.53 to $660.17 a year (RD 800, community meeting presentation, August 28, 2025). It can rise each year by the lesser of inflation or 4%, only by a board vote (RD 800, Assessment page, checked September 25, 2026).
For your own number, use RD 800’s parcel calculator, linked from rd800.org, and match it to the current tax bill. Our separate answer on Discovery Bay flood zones and levees explains what RD 800 does.
Are there other charges on the property tax bill?
Possibly. Look for these on the County tax bill for any home you like:
- Lighting and landscaping zones. The Town maintains parks and common landscaping through several zones, including Zone 8 on the original east side, Zone 9 in the Ravenswood area off Newport and Slifer Drives, and Zones 35, 57 and 61 to the west and south (Town of Discovery Bay, Landscape Maintenance Services page, checked September 25, 2026). A home in one of them may see a charge.
- Mello-Roos, 1915 Act bonds and PACE. We did not confirm whether any Discovery Bay subdivision carries a Mello-Roos special tax. If a home has one, a 1915 Act assessment bond or a PACE loan, it shows on the tax bill, and state law requires the seller to make a good faith effort to give the buyer a notice about it (California Civil Code section 1102.6b, checked September 25, 2026).
- Base property tax and voter-approved add-ons.
For what any tax bill line means for your budget or taxes, ask a tax professional or the Contra Costa County Treasurer-Tax Collector.
What about costs when I buy or sell?
One transfer tax, not two. Discovery Bay is unincorporated, so only the County documentary transfer tax applies: $0.55 per $500 of value, rounded up to the nearest $500 (Contra Costa County Clerk-Recorder, Documentary Transfer Tax page, checked September 25, 2026). On Redfin’s August 2026 median sale price of $791,476, rounded up to $791,500, that’s 1,583 x $0.55, or about $871 (Redfin, Discovery Bay housing market page, August 2026, checked September 24, 2026). Who pays it is set in the purchase contract; your escrow officer can confirm. Commissions are always negotiable and never set by law.
Questions people also ask
Does every Discovery Bay home have an HOA?
No. The Town of Discovery Bay lists nine homeowners associations, including The Lakes, Lakeshore, Sand Bay Isle and the Discovery Bay Country Club HOA, and says it is not affiliated with any of them. Whether a specific home is in one shows in the listing and the seller’s documents. Ask for the HOA budget, dues and reserve study during escrow.
How much is the water and sewer bill in Discovery Bay?
For 2026-27, the Town’s adopted rates are a $39.08 monthly water charge for a 1-inch or smaller meter, $2.918 per ccf of water used, and a $99.39 monthly sewer charge for a single-family home, billed yearly on the tax bill. For the rate study’s typical home using 13 ccf, that works out to about $176 a month by our math.
What is the RD 800 assessment on my tax bill?
Reclamation District 800 maintains the levees around Discovery Bay. Its original 1999 assessment is $145.06 per residential parcel for 2026-27, per the notice from its July 9, 2026 board meeting. A second assessment, approved by the board on November 6, 2025, starts in fiscal year 2026-27 and varies by parcel. Use RD 800’s calculator and your County tax bill.
Are water rates going up in Discovery Bay?
Yes, on a set schedule. The Town adopted water and sewer increases each July through 2029. For a single-family home on a 1-inch meter, the fixed water charge rises from $39.08 to $43.77 a month on July 1, 2027, and the sewer charge from $99.39 to $105.36, per the Town’s adopted rate sheet.
Your next step
Found a home you like? Send us the address. We’ll pull the tax bill, the HOA documents and the RD 800 numbers, and put the full monthly cost next to the mortgage payment before you commit. Ask our team about a Discovery Bay home or call (510) 949-5525.
More on Discovery Bay: Is Discovery Bay a good place to live? · Discovery Bay prices right now · What’s my home worth?
By Bill Davis, DRE #01880656, The Davis Team at eXp Realty, Discovery Bay, CA. Updated September 25, 2026.
Sources
- Town of Discovery Bay, Home Owners Associations page: todb.ca.gov (checked September 25, 2026)
- Town of Discovery Bay, Water and Wastewater Service Fees rate sheet dated July 28, 2025: todb.ca.gov, Current Rates and Fee Schedules (checked September 25, 2026)
- Town of Discovery Bay, Water and Sewer Rate Study 2025, amended report July 29, 2025: todb.ca.gov (checked September 25, 2026)
- Town of Discovery Bay, Landscape Maintenance Services page: todb.ca.gov (checked September 25, 2026)
- Reclamation District 800, Assessment page, community meeting presentation of August 28, 2025, and board minutes of November 6, 2025 and July 9, 2026: rd800.org (checked September 25, 2026)
- California Civil Code sections 4525 and 1102.6b: leginfo.legislature.ca.gov (checked September 25, 2026)
- Contra Costa County Clerk-Recorder, Documentary Transfer Tax: contracostavote.gov (checked September 25, 2026)
- Redfin, Discovery Bay housing market page, August 2026: redfin.com/city/22322/CA/Discovery-Bay/housing-market (checked September 24, 2026)