What Community Development Districts are, what they cost in this market, how the amount is determined, and exactly how to find your parcel's CDD before you make an offer.
Community Development Districts are the single most misunderstood cost in St. Johns County real estate. They are not HOA fees. They do not appear on builder brochures. They are not optional. They appear as a separate line item on your property tax bill — and in some communities, they add more to your annual cost than the HOA does. This guide explains the mechanics, shows the confirmed amounts for every major 55+ community in this market, and tells you exactly how to find your parcel's specific amount before you budget.
A Community Development District is a special-purpose government entity created under Florida law (Chapter 190, Florida Statutes) to finance, construct, operate, and maintain community infrastructure. When a developer builds a large planned community, they typically form a CDD to issue bonds — essentially municipal bonds — that fund the roads, utilities, drainage systems, amenity centers, and landscaping infrastructure. Residents repay those bonds through annual assessments that appear on their property tax bills.
The CDD is a government entity with taxing authority. It is not the same as the HOA, and paying your HOA does not cover your CDD. Both are mandatory. The CDD assessment does not go away when the HOA raises dues or lowers them. It runs until the underlying bonds are paid off — typically over 20 to 30 years from the date of issue.
| Feature | HOA | CDD |
|---|---|---|
| What it funds | Community rules, amenity operations, landscaping maintenance | Infrastructure construction bonds — roads, utilities, amenity facilities |
| How it is collected | Monthly or quarterly invoice to homeowner | Line item on annual property tax bill |
| Legal authority | Private contractual — governed by CC&Rs | Government — created by Florida statute, taxing authority |
| Duration | Ongoing as long as HOA exists | Until bonds are retired — typically 20–30 years |
| Varies by lot? | Usually uniform by unit type | Yes — phase and lot within community determines amount |
| Disclosed at closing? | Yes — in HOA disclosure | Yes — seller must disclose CDD status; amount found in tax records |
| Community | CDD Annual | HOA Annual | Combined |
|---|---|---|---|
| Parkland Preserve | $2,390–$3,924 | $920 | $3,310–$4,844 |
| Reverie at Silverleaf | $0 (no CDD) | $2,376–$2,616 | $2,376–$2,616 |
| WaterSong at RiverTown | Present — verify at sjcpa.us | ~$60 | Verify by parcel |
| Reverie at TrailMark | Verify with builder | Verify with builder | — |
| Villages of Seloy | Verify at sjcpa.us | Not publicly listed | Verify before offer |
Parkland Preserve's CDD range of $2,390–$3,924 is not a mistake. CDDs issue bonds in tranches as development phases are completed. The bond amount for Phase 1 may differ from Phase 3. Each phase's bonds have their own repayment schedule. The annual assessment for your lot is based on your phase's bond balance — which is why a neighbor three streets away might pay $1,500 more or less per year in CDD fees than you do.
This is the fact that most buyer agents and listing agents fail to explain clearly. When you see a CDD range, you cannot assume you will get the low number. Pull your specific parcel at sjcpa.us before making any offer.
CDDs run until the underlying bonds are repaid. Bond terms are typically 20–30 years from issuance. At the end of the bond term, the CDD assessment for the capital portion drops to zero — though a smaller maintenance assessment may remain for ongoing CDD operations. Parkland Preserve's bonds were issued starting around 2018–2019, which means bond repayment runs approximately through 2038–2049 depending on the phase. If you buy in 2025 and plan to own for 10 years, you will pay the CDD for the full duration of your ownership.
The CDD transfers to the new owner at closing. You cannot negotiate the CDD away. You cannot pay it off early as an individual homeowner (though the CDD board can call bonds under certain conditions). When you sell, your buyer inherits the remaining CDD obligation. This is a factor in pricing relative to no-CDD communities — buyers who understand the math will factor the remaining CDD bond term into their offer price.
An agent who knows St. Johns County can pull the CDD amount for any specific homesite you are considering — and help you compare the total cost of communities with and without CDDs on an apples-to-apples basis.
Connect with a Local Agent →CDD amounts sourced from county parcel records and disclosed in builder materials where available. CDD law references Florida Statutes Chapter 190. Bond term estimates are approximate — actual payoff dates vary by issue. This page is for research purposes only and does not constitute legal or financial advice.