If you can afford the payment & it's in the area you want to buy in, then yes, it's worth it.
Mello Roos for any given area, if that's the area you want to live in is just unavoidable. You just need to factor it in as another payment. House payment, property tax, homeowner's insurance, homeowners association fee & that lovely Mello Roos tax.
So long as you're getting a good deal on the purchase price of the house compared to current comps, you'd got a good deal!
Lately I've been helping a lot of owners in Chino, they have a Mello Roos tax in the community that makes the total property related taxes about 1.8-2% per year, yet I still have a waiting list of buyers wanting in!
If you have any other questions or would like to search around in the MLS just like I do, you can go to my website link below. You could choose to search around in Irvine & specifically choose, in your search that there be NO Mello Roos tax & then switch it back to Mello Roos being OK, then decide if those are the areas you'd consider buying in.
Realtor Since 1996