The largest 55+ community in Northeast Florida — and now entirely resale
Latitude Margaritaville Daytona Beach is a Jimmy Buffett-themed 55+ master-planned community built by Minto Communities on LPGA Boulevard in Daytona Beach. Construction began in 2018. By May 2025, all 3,763 homes had sold — nearly five years ahead of Minto's original projections. The sales center is closed. There are no new construction homes, no builder incentives, and no new construction warranties.
The community draws heavily from the Northeast — New York, New Jersey, Connecticut, and Pennsylvania account for a significant share of residents. The appeal: Florida's no-income-tax structure, a resort-style lifestyle, and home prices well below comparable communities in Palm Beach or Sarasota.
The amenity package is extensive: Fins Up! Fitness Center, Latitude Town Square with a bandshell for live entertainment, Last Mango Theater, resort pool with beach entry, a private oceanfront beach club with shuttle service, pickleball and tennis courts, bocce, a full-service restaurant and bar, and a pet spa. The HOA fee funds access to all of this.
What the HOA covers — and what it costs by home type
HOA fees at Latitude Margaritaville vary by home collection. The fee covers common area maintenance, full amenity access including the beach club and shuttle, lawn care, irrigation, community road and lake management, and the private oceanfront beach club.
Fees for the standard single-family home collections (Breeze, Cabana, Coconut, Parrot, Hammock, Aruba, Bimini, St. Bart, Trinidad) run approximately $300–$340 per month. Larger estate and island collection homes carry higher fees reflecting larger lot sizes and additional services, ranging toward $400–$450 per month. Confirm the exact fee for any specific home with the community HOA before closing — fees can be adjusted annually by the board.
What the HOA Covers
Common area maintenance · All amenity access (Fins Up! Fitness, pools, courts, theater, restaurant, bars) · Private oceanfront beach club with shuttle · Lawn maintenance and irrigation · Lake and waterway management · Community roads and lighting · Gated security · Trash and recycling
The charge that appears on your tax bill — not in the HOA
Latitude Margaritaville Daytona Beach carries a Community Development District (CDD) assessment. Unlike the HOA fee, the CDD does not appear in your monthly payment — it appears as a separate line item on your annual Volusia County property tax notice.
CDDs are created under Florida law to fund the infrastructure of large master-planned communities: roads, utilities, drainage systems, and shared amenity construction. Bondholders are paid back through annual assessments on each homesite. The CDD at Latitude Margaritaville is structured as a debt service assessment and an operations and maintenance assessment.
The exact CDD amount varies by lot size and location within the community. Buyers should request the specific CDD assessment for any home they are considering from the Volusia County Tax Collector or the CDD's management company before closing. The CDD is disclosed in the community's HOA documents and the Florida CDD Public Disclosure.
How to Find Your CDD Amount Before You Buy
Pull the parcel number for any home you're considering from the Volusia County Property Appraiser website (vcpa.vcgov.org). Run it through the Volusia County Tax Collector (vcgov.org/tax-collector). The tax bill will show the CDD assessment as a non-ad valorem line item separate from the ad valorem property tax. Add both figures together for your true annual government cost.
The Save Our Homes reset — the most important number for resale buyers
Florida's Save Our Homes amendment limits annual assessed value increases on homesteaded properties to 3% or the Consumer Price Index, whichever is lower. This creates a significant gap between long-term owners' assessed values and current market values.
When you buy a resale home at Latitude Margaritaville, the assessed value resets to your purchase price as of January 1 of the following year. The seller's tax bill is irrelevant to your cost. Here is what the math looks like at common price points, using Volusia County's effective rate of approximately 0.96% after the standard $50,000 homestead exemption:
| Purchase Price | Assessed Value (Year 1) | After $50K Homestead | Est. Annual Tax | Monthly Tax Cost |
|---|---|---|---|---|
| $320,000 | $320,000 | $270,000 | ~$2,592 | ~$216 |
| $390,000 | $390,000 | $340,000 | ~$3,264 | ~$272 |
| $450,000 | $450,000 | $400,000 | ~$3,840 | ~$320 |
| $490,000 | $490,000 | $440,000 | ~$4,224 | ~$352 |
| $550,000 | $550,000 | $500,000 | ~$4,800 | ~$400 |
Never use the seller's current tax bill as your estimate
A seller who bought at $300,000 in 2020 may pay $3,200/year today — their assessed value has grown only 3% per year under Save Our Homes, not at the market rate. If you buy that same home at $490,000 in 2025, your assessed value resets to $490,000 and your Year 1 tax bill will be approximately $4,224 before CDD — a $1,024/year increase that the listing price or the seller's disclosure never makes obvious. Always request a buyer's tax estimate from the Volusia County Property Appraiser based on your actual purchase price.
What you actually pay every month — all costs combined
The all-in monthly cost at Latitude Margaritaville combines the HOA fee, your prorated annual property tax, the prorated CDD assessment, and a Florida homeowners insurance estimate. Insurance in Volusia County runs approximately $2,500–$4,500/year depending on home size, age, construction type, and proximity to flood zones. The LPGA Boulevard corridor is primarily FEMA Zone X (minimal flood risk), which keeps flood insurance optional for most homes — but confirm zone designation for any specific parcel at msc.fema.gov.
| Cost Component | $390K Home | $490K Home | $550K Home |
|---|---|---|---|
| HOA Fee | ~$320/mo | ~$340/mo | ~$380/mo |
| Property Tax (prorated) | ~$272/mo | ~$352/mo | ~$400/mo |
| CDD Assessment (prorated) | Verify per parcel | Verify per parcel | Verify per parcel |
| Homeowners Insurance | ~$210–$300/mo | ~$240–$340/mo | ~$260–$375/mo |
| Estimated Monthly Total (excl. mortgage) | ~$800–$892/mo | ~$932–$1,032/mo | ~$1,040–$1,155/mo |
CDD excluded from totals above — add the specific parcel CDD amount when you have it. Mortgage payment not included. These are carrying costs above and beyond your mortgage.
Seven things buyers learn after the sales tour
- The beach club requires a shuttle — you don't drive there. The private oceanfront beach club is roughly 7 miles from the community. Access is via a scheduled shuttle service. There is no parking lot for residents at the beach club. If spontaneous beach days are central to your retirement vision, factor in the shuttle schedule.
- Sold out means the builder won't fix your neighbor's problem. In new construction communities, Minto managed common issues — settling, drainage, neighbor disputes. That's the HOA's job now. The board and management company govern 3,763 homes. Response times and enforcement consistency vary.
- The CDD does not pay off automatically. CDD bonds are typically 30-year instruments. Buyers sometimes assume the CDD assessment disappears after a fixed period — it stays on the tax bill until the bond matures or is paid off. Ask for the CDD bond payoff schedule before closing.
- The LPGA Boulevard corridor has meaningful traffic. LPGA Boulevard is a primary east-west connector for Daytona Beach. Community entrances have signal-controlled access, but peak-hour congestion is real. Buyers coming from rural communities or quieter suburbs should drive the corridor at different times of day before committing.
- Resale inventory concentration creates pricing pressure. When 3,763 homes are all owned by retirees buying simultaneously from 2018–2025, a significant number will come to market within the same 5–10 year window. Resale supply concentration in a single-lifestyle community can soften prices in ways that don't happen in mixed-age neighborhoods.
- Florida homeowners insurance rates have risen substantially. Volusia County is not coastal high-wind territory in the same way as barrier islands, but insurance rates statewide have increased 60–100% since 2020 as carriers exited or repriced the Florida market. Get current insurance quotes from at least three carriers before closing — don't use the seller's current policy as a baseline.
- The Daytona Beach address carries perception baggage with some buyers.The community is on LPGA Boulevard — not on the beach, not in the tourist corridor. It is a suburban master-planned community. But some buyers from outside Florida associate "Daytona Beach" with spring break and NASCAR and discount it sight unseen. This creates a mild but real pricing discount vs. comparable communities in Sarasota or Palm Beach — which for buyers represents value, not a problem.
Related Research
Considering Latitude Margaritaville?
Our team can help you compare it against other communities in this market and build a true all-in cost comparison before you visit the sales center.
Get Free Research Help →Tax estimates use Volusia County's median effective rate of approximately 0.96% applied to purchase price after the standard $50,000 homestead exemption. Actual bills depend on assessed value, CDD assessment amounts, municipal levies, and applicable senior or veteran exemptions. HOA fees are subject to annual board adjustment. CDD assessment amounts vary by parcel — verify with the Volusia County Tax Collector. Insurance estimates are ranges based on current Volusia County market conditions and are not quotes. Nova55Living has no financial relationship with Minto Communities, Latitude Margaritaville, or any associated entity.