The CDD is a government charge, not an HOA charge
Many buyers at Latitude Margaritaville Daytona Beach are surprised to find a charge on their property tax bill that is not their HOA fee and is not their ad valorem property tax. That charge is the Community Development District assessment — and for buyers who didn't know to look for it, it can add several hundred to over a thousand dollars to their annual government cost.
The CDD is not a scam, a hidden fee, or an error. It is a legal mechanism created under Florida Statute Chapter 190 specifically to fund the infrastructure of large master-planned communities. Understanding it is mandatory before you close on any home at Latitude Margaritaville.
Why Your Agent May Not Have Mentioned It
Real estate agents disclose the HOA fee because it appears on every listing. The CDD assessment appears on the tax bill, not in the listing data. Agents who are unfamiliar with CDDs — or who are motivated to keep the monthly cost picture simple — may not walk buyers through it proactively. It is always disclosed in the community's HOA documents and the Florida CDD Public Disclosure statement, which must be provided in a resale transaction. But buyers who don't know to look for it may not read it carefully.
The legal structure behind the charge
A Community Development District is a special-purpose local government entity created under Florida law. Minto Communities established a CDD for Latitude Margaritaville Daytona Beach to finance the construction of the community's infrastructure: roads, utilities, stormwater systems, and shared recreational facilities including the amenity campus.
The CDD raises capital by issuing bonds — municipal bonds sold to investors. Bond proceeds paid for the infrastructure. Homeowners repay the bondholders through annual assessments levied on each lot within the CDD boundaries. These assessments appear on the Volusia County property tax bill as a non-ad valorem charge — separate from the property tax calculation and not affected by your assessed value or exemptions.
The CDD typically carries two components on the tax bill. The debt service assessment retires the bonds — this is the portion that eventually ends when the bonds mature or are paid off. The operations and maintenance assessment funds the CDD's ongoing management responsibilities — this portion continues indefinitely as long as the CDD operates.
The dollar amounts — and why they vary by lot
CDD assessments at Latitude Margaritaville vary by lot size, location within the community, and the specific bond series associated with the phase of construction in which the lot was developed. There is no single flat CDD rate for every home in the community.
Published ranges for Latitude Margaritaville CDD assessments have run from approximately $800 to $2,500 annually depending on the home, with many standard-collection homes in a range of roughly $1,000–$1,800 per year. These figures are estimates based on publicly available CDD disclosure data — the exact amount for any specific parcel must be confirmed before closing.
How to Find the Exact CDD Amount for Any Home
Step 1: Get the parcel ID number for the property. Find it on the Volusia County Property Appraiser website at vcpa.vcgov.org by searching the property address.
Step 2: Go to the Volusia County Tax Collector at vcgov.org/tax-collector and pull up the current tax bill for that parcel.
Step 3: Scroll to the non-ad valorem section of the bill. The CDD debt service and O&M assessments will appear as separate line items with the CDD name. Add both figures together for the total annual CDD cost.
Step 4: Divide by 12 for the monthly equivalent. Add this to your HOA fee and property tax estimate for the complete carrying cost picture.
What happens to the CDD as the community ages
The debt service portion of the CDD assessment will eventually end — when the bonds mature or are fully paid off. CDD bonds are typically structured on 20–30 year terms. Latitude Margaritaville's bonds were issued during construction phases beginning around 2018, which suggests the debt service assessment runs through roughly 2038–2048 depending on the bond series.
After the debt service portion ends, the operations and maintenance assessment continues. The O&M portion is typically a smaller dollar amount — it covers the CDD's ongoing administrative and maintenance responsibilities rather than bond repayment. For long-term residents, the total CDD cost on the tax bill will decrease meaningfully when the debt service portion retires.
Do Not Assume the CDD Pays Off When You Sell
Some buyers assume the CDD is like a mortgage — that paying off the home means paying off the CDD. It is not. The CDD is a district-level obligation that transfers with the land. When you sell, the next buyer inherits the remaining CDD assessment. The CDD is disclosed to buyers in the purchase contract and HOA documents, but resale buyers should understand they are buying into whatever portion of the bond term remains.
What buyers ask about the CDD
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Get Free Research Help →CDD assessment amounts cited are estimates based on publicly available Latitude Margaritaville CDD disclosure documents. Actual assessments vary by parcel and bond series — verify the exact amount using the Volusia County Tax Collector before closing. CDD bond terms and payoff options must be confirmed with the CDD management company. This guide is for research purposes only and does not constitute legal or financial advice.