HOA fee breakdown, CDD assessment, Lee County property taxes, new construction insurance, and a 10-year ownership projection. Every number that matters.
Del Webb Oak Creek's list price is one number. The monthly cost of owning there is a significantly different number. The HOA fee is high by Lee County standards. Add the CDD assessment, property taxes, and post-Ian insurance — and buyers who plan around just the mortgage and HOA will be surprised. Here's the full picture before you sign anything.
Most 55+ community HOA fees cover common area maintenance, gate operation, and shared amenity access. Del Webb Oak Creek's HOA goes further: it includes lawn care and landscaping for your individual home lot, exterior pest control, and high-speed fiber internet. This bundled model means a genuinely lower-maintenance lifestyle — you don't schedule or pay a separate lawn service — but it produces a higher monthly number than communities that bill those services separately.
What the HOA covers: Gated community access and security. Individual home lawn maintenance and landscape care. Exterior pest control. High-speed fiber internet (Gigabit capable). Resort-style pool and amenity complex. Common area maintenance. Community management. Florida Green Building Coalition certified construction program costs embedded in reserve contributions.
What it does not cover: Your homeowner's insurance (wind, flood, contents). Individual home maintenance beyond lawn care. The CDD assessment (separate line on your tax bill). Golf (there is no golf course at Del Webb Oak Creek).
| HOA Component | Estimated Portion | Notes |
|---|---|---|
| Master association (amenities, gate, management) | ~$350–$450/mo | Covers clubhouse, pool, pickleball, bocce, landscaping of common areas |
| Individual lawn and landscape service | ~$150–$200/mo equivalent | Bundled into HOA; included as a single fee |
| Fiber internet (Gigabit) | ~$80–$120/mo equivalent | Bundled — no separate internet bill |
| Exterior pest control | ~$30–$50/mo equivalent | Bundled — no separate pest service needed |
| Total HOA (all components) | ~$750–$1,000/mo | Single monthly payment; exact amount confirmed at contract |
Unlike resale communities where the CDD may be partially paid down, Del Webb Oak Creek is a new community with an active CDD that buyers are entering at the beginning of the repayment schedule. The CDD financed infrastructure construction — roads, drainage, utilities, and common infrastructure. The annual debt service is added to your Lee County property tax bill as a non-ad valorem assessment.
How to find out your specific amount: Ask the Del Webb sales team for the CDD assessment amount for the specific lot you're considering. The amount may vary slightly by section. Request this in writing before signing a purchase agreement. It is a legitimate and required disclosure — insist on seeing it.
Typical range for new CDD communities in Lee County: $1,500–$3,500 per year. For Del Webb Oak Creek, expect the higher end of this range given the scope of infrastructure investment. At $2,500/year, that's $208/month added to your cost basis — invisible unless you know to look for it.
Del Webb Oak Creek sits in unincorporated Lee County (North Fort Myers), outside any city limits. The millage rate for this area runs approximately 13.4 mills (1.34%). Apply the Florida Homestead Exemption ($50,722 in 2025) and you get the taxable value. The CDD is then added on top as a separate line.
| Floor Plan / Price | Annual Tax (homestead) | Annual Tax (homestead + senior) | + Est. CDD | True Annual Tax |
|---|---|---|---|---|
| Contour · $370K | ~$4,280/yr | ~$3,610/yr | +$2,000–$2,800 | ~$5,610–$7,080 |
| Mystique · $430K | ~$5,090/yr | ~$4,420/yr | +$2,000–$3,000 | ~$6,420–$8,090 |
| Pinnacle · $580K | ~$7,100/yr | ~$6,430/yr | +$2,200–$3,200 | ~$8,630–$10,300 |
Del Webb Oak Creek's new construction has a meaningful insurance advantage over older Lee County communities. All homes feature concrete block construction, hip roof design, and impact glass standard throughout — the three construction characteristics that most reduce wind insurance premiums. Florida Green Building Coalition certification further demonstrates construction quality to insurers.
What to expect: Wind insurance (homeowners policy) for a new Del Webb Oak Creek home runs approximately $3,500–$6,000/year depending on home size and insurer. This is meaningfully lower than an older wood-frame home of similar value in Lee County. Flood insurance depends on flood zone designation — Del Webb Oak Creek sits inland in North Fort Myers, and most lots should be in lower-risk flood zones, making NFIP or private flood coverage more affordable. Budget $800–$2,000/year for flood if required by your lender.
Combined estimate: $4,500–$8,000/year for wind + flood on a typical Del Webb Oak Creek home — lower than the Fort Myers waterfront and coastal market averages, but still a significant cost compared to most non-Florida markets.
A specialist can review your purchase agreement, confirm the CDD amount for your specific lot, and compare Del Webb to resale alternatives in the same budget range.
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