First Coast 55+ Community Buyer FAQ

What is a CDD fee and do all First Coast communities have them? A Community Development District fee is an annual assessment that funds infrastructure in master-planned communities. It appears on your property tax bill as a separate line item. At Nocatee — including Del Webb Nocatee and Del Webb Ponte Vedra — CDD fees run $1,500–$3,500/year. Del Webb eTown, Sweetwater, Stillwater, and Cascades WGV have no CDD fees. How do I file for the Florida homestead exemption? File the DR-501 form with the county Property Appraiser (St. Johns or Duval depending on your community) by March 1 of the first year after purchase. The exemption reduces your assessed value by $50,000. Missing the March 1 deadline means you lose the exemption for that year with no retroactive correction. What is the Save Our Homes cap? Florida's Save Our Homes amendment limits how much your assessed value can increase each year — maximum 3% or the Consumer Price Index, whichever is lower. After year one, your tax bill grows much slower than market value appreciation. Over 15–20 years of ownership this produces significant cumulative savings. It resets when you sell. Can I rent my home? Most First Coast 55+ communities allow long-term rentals (12+ months) with HOA approval or notification. Most prohibit short-term rentals (under 30 days). Verify the CC&Rs and HOA rules for your specific community before purchasing if rental income is part of your plan. Is golf cart access to Nocatee Town Center available from Del Webb? Del Webb Nocatee and Del Webb Ponte Vedra residents can use golf carts on internal Nocatee pathways. Town Center access via golf cart is available from most community sections. Verify the specific route and rules with the Nocatee HOA — not all sections have identical golf cart access. What is the difference between Del Webb Nocatee and Del Webb Ponte Vedra? Both are Del Webb / PulteGroup communities within the Nocatee master plan. Nocatee is newer (opened 2019), has the Tavern & Grill, and runs a slightly higher HOA. Ponte Vedra is older with more resale depth and slightly lower HOA. Both have the same CDD fee structure and Nocatee master plan access. Full comparison: del-webb-nocatee-vs-ponte-vedra. Do I need flood insurance? Most First Coast 55+ community homes sit in FEMA Zone X (minimal flood hazard), which means flood insurance is not required by lenders. Some lots — particularly those adjacent to water features, the Intracoastal, or natural areas — may have different flood zone designations. Run a flood zone determination on your specific address, not the general community, before closing.