CDD vs HOA in Florida
Two communities with identical clubhouses can differ by hundreds a month. Here is where that difference hides.
Short answer: an HOA is a private association that bills you directly for shared amenities and upkeep. A CDD is a special-purpose unit of local government created under Florida Statutes Chapter 190 that issued bonds to build the community's roads, water, sewer and amenities — and it recovers that money through an assessment on your annual property tax bill, not your HOA statement. Most Nocatee-area communities have both. Comparing HOA dues alone will understate your real monthly cost.
By Brian Sacks, SRES®, Christie's International Real Estate First Coast. Last reviewed September 2026. This is general information, not legal advice — verify specifics in the community's recorded documents.
Why this trips people up
When you tour two communities and ask "what are the fees," you will be quoted HOA dues. That is the number on the brochure and the number the onsite agent knows. It is not the number that leaves your account.
The CDD assessment arrives once a year, folded into your property tax bill, often alongside the county millage. Buyers relocating from states without special districts have no mental category for it, so they do not ask — and nobody volunteers it.
The two halves of a CDD assessment
This is the part almost nobody explains, and it matters for resale.
Debt service
The portion repaying the bonds that built the infrastructure. It is finite — it runs for the bond term, typically two to three decades from issuance, then ends. In many communities it can also be paid off early as a lump sum. A home whose CDD debt has been paid off carries a materially lower monthly cost than an identical home next door that has not, and that difference is a real, checkable negotiating point most buyers never raise.
Operations and maintenance
The portion funding ongoing upkeep of what the district owns. It does not end, and it can be adjusted annually by the district's board.
What to actually ask
- What is the total annual CDD assessment on this specific address? It varies by lot and phase within the same community, not just between communities.
- How much of that is debt service versus O&M?
- Has the debt portion been paid off, and what is the payoff amount?
- When does the debt service term end?
- What are the HOA dues, and what do they cover that the CDD does not?
Every one of these is a matter of public record. The St. Johns County Property Appraiser and Tax Collector publish assessments by parcel, and CDDs are required to publish budgets. If an agent cannot get you these numbers, that tells you something.
The comparison that actually matters
Build this before you tour anything, for every community on your list:
| Line | Where it comes from |
|---|---|
| HOA dues | HOA statement, monthly or quarterly |
| CDD assessment | Annual property tax bill, divided by 12 |
| Property taxes | County millage on assessed value |
| Homeowners insurance | Quote it — roof age drives this in Florida |
| Any club or golf dues | Sometimes mandatory, sometimes not. Ask which. |
That total is the number to compare. Not the HOA dues.
Communities without a CDD
Some Northeast Florida 55+ communities are structured without one — Reverie at Silverleaf advertises no CDD fee, which is a genuine structural cost advantage against comparable Nocatee-area options. Whether it outweighs everything else depends on what you want, but it should be in the comparison.
Common questions
What is a CDD fee in Florida?
A CDD fee is an assessment levied by a Community Development District, a special-purpose unit of local government created under Florida Statutes Chapter 190. The district issues bonds to fund community infrastructure — roads, utilities, amenities — and recovers the cost through assessments collected on your annual property tax bill. It is separate from, and in addition to, HOA dues.
Is a CDD fee the same as an HOA fee?
No. An HOA is a private association that bills homeowners directly for shared maintenance and amenities. A CDD is a governmental entity whose assessment is collected through your property tax bill. Many Northeast Florida communities, particularly in Nocatee, have both.
Does a CDD fee ever go away?
Partly. A CDD assessment has two components. The debt service portion repays the infrastructure bonds and is finite — it ends when the bonds are retired, typically two to three decades after issuance, and in many districts it can be paid off early as a lump sum. The operations and maintenance portion funds ongoing upkeep and does not end.
Do all Nocatee 55+ communities have a CDD?
Communities within the Nocatee master plan, including Del Webb Ponte Vedra and Del Webb Nocatee, carry CDD assessments. Some communities elsewhere in Northeast Florida do not — Reverie at Silverleaf advertises no CDD fee. Always verify for the specific address, since assessments vary by lot and phase within a single community.
How do I find out the CDD fee for a specific house?
It is public record. The county property appraiser and tax collector publish assessments by parcel, and the district publishes its annual budget. Ask your agent to pull the actual figure for the address rather than a community average — it varies by lot and phase.
Still not sure how it applies to you?
Call me. If the answer is that this community is wrong for you, that is what I will say.