Trying to choose between a home with a CDD or just an HOA in St. Augustine? You’re not alone. The way a neighborhood is governed can shape your monthly costs, rules, and even resale appeal. In this simple guide, you’ll learn how CDDs and HOAs work in St. Johns County, what they typically cost, how they affect financing and resale, and the exact questions to ask on tours. Let’s dive in.
CDD vs. HOA basics in St. Augustine
A CDD is a Community Development District. It is a public, special-purpose government formed under Florida law to plan, finance, build, and maintain community infrastructure and certain amenities. CDDs often issue bonds and collect assessments from properties in the district to repay those bonds and fund ongoing operations.
An HOA is a Homeowners’ Association. It is a private association created by recorded covenants to manage community rules, common areas, and services. HOAs are run by their members and governed by their own documents and state statutes.
In Florida, CDDs operate under Florida Statutes Chapter 190. HOAs operate under Florida Statutes Chapter 720. Both have real authority, but they are structured differently and fund different things.
How each is created and governed
- CDD: Often created by a developer and approved through state and local processes. The district can issue bonds for roads, drainage, utilities, lighting, and amenity construction. It collects non-ad valorem assessments from homeowners.
- HOA: Created by the developer’s recorded CC&Rs, then run by a board elected by homeowners. It collects dues to maintain common areas and enforce community rules.
Enforcement and collections
Both CDDs and HOAs can place liens for unpaid assessments under Florida law. They can pursue collections, and unresolved liens can affect title and your ability to sell or refinance. Always verify balances before closing.
What each typically covers
Understanding scope helps you compare homes across different neighborhoods.
What a CDD usually manages
- Capital infrastructure like roads, stormwater systems, and sidewalks
- Water management and, in some cases, reclaimed water or sewer systems
- Larger amenities such as pools, clubhouses, parks, trails, landscaping of corridors, and entry features
- Street lighting and common-area maintenance
- Operations and maintenance for district-owned facilities
What an HOA usually manages
- Covenant enforcement and architectural approvals
- Common-area upkeep not covered by the CDD
- Smaller amenities and neighborhood parks
- Private roads and gates if applicable
- Trash or recycling if provided by the association
- Insurance for common areas, management, and reserves
How roles split in master-planned communities
In many St. Johns County master-planned developments, the CDD handles big-ticket infrastructure and large amenities while the HOA enforces rules and manages day-to-day standards. The split is not universal. You should confirm who owns and maintains each amenity, from pools and fitness centers to streetlights.
Typical fees and your monthly budget
You will usually see two line items: a CDD assessment and an HOA due. Some neighborhoods have only an HOA with no CDD.
CDD assessments
- Two parts: debt service for bonds and an annual operations and maintenance budget
- Common range: roughly $1,000-$3,000 per year in many newer Florida master-planned communities, though amounts vary by district size, amenities, and the number of owners sharing the cost
- Billing: often appears on the St. Johns County property tax bill as a non-ad valorem assessment or is billed separately by the district
HOA dues
- Small or limited-service communities: about $25-$100 per month
- Amenity-rich single-family neighborhoods: about $150-$350 per month
- Condominiums: often higher, commonly $300-$800+ per month depending on included services
Combined monthly impact examples
- Low to mid scenario: HOA $100 per month + CDD $150 per month ≈ $250 per month
- Amenity-rich scenario: HOA $275 per month + CDD $250 per month ≈ $525 per month
These are illustrative ranges. Actual costs in St. Augustine vary by community, bond structure, and amenity level.
How fees can change over time
- CDD debt service is typically fixed to the bond schedule until the bonds are repaid. The O&M portion can change with the annual budget.
- HOA dues can rise over time and may require special assessments for unexpected repairs or reserve shortfalls.
- If a developer is paying part of the assessment during early phases, ask when homeowner billing begins and what the full amount will be.
Financing and resale impacts
Mortgage qualification
Lenders generally count recurring assessments in your monthly housing expense. That includes HOA dues and the CDD’s O&M portion. CDD debt service that is tied to the property is also treated as a recurring assessment. Your lender may request documentation showing current annual amounts and potential changes.
If you are using a specific loan type, such as VA or FHA, ask your lender how they treat community assessments and any special districts.
Resale considerations
- Potential upside: CDD-financed infrastructure and quality amenities can boost neighborhood appeal. Well-run HOAs help maintain standards and curb appeal.
- Possible downside: High mandatory assessments can shrink your buyer pool and deter price-sensitive shoppers. Large outstanding CDD bond balances may be viewed negatively by some buyers.
- Disclosure: CDD and HOA assessments must be disclosed. Buyers will weigh total monthly costs alongside taxes and insurance.
Liability and collections
Unpaid assessments can become liens. Before closing, your title company should verify there are no outstanding amounts owed to the HOA or CDD. This protects your title and financing.
A simple way to compare two homes
Use this quick worksheet when you see a home you love:
- Confirm if there is a CDD. Ask the listing agent or check the tax bill to see if a non-ad valorem CDD assessment is listed in St. Johns County.
- Write down the full annual CDD amount. Separate debt service from O&M if possible.
- Get the exact HOA dues and what they include. Note any upcoming increases or add-ons.
- Add the monthly impact. Convert the annual CDD to a monthly number, then add HOA dues.
- Ask how long the CDD bonds have left. Knowing remaining years helps you plan.
- Review HOA reserves and any special assessments in the past 5 years.
- Consider the value of amenities to your lifestyle. If you will use the pool, parks, and trails often, the added cost may be worth it.
Due diligence checklist for tours
Questions to ask about the CDD
- Is this home in a CDD and what is the current annual assessment for this parcel?
- How is the assessment billed - on the tax bill or separately?
- How many years remain on the bonds and what is the remaining principal?
- Which amenities and infrastructure are owned or maintained by the CDD vs the HOA?
- Is any portion currently paid by the developer and when will full homeowner billing begin?
Questions to ask about the HOA
- What are the current dues and what do they include - gate, trash, landscaping, cable, or lawn service?
- Are there pending or recent special assessments? Why and how much?
- What do the reserves look like and is there a recent reserve study?
- Are there rental restrictions, pet rules, or rental caps?
- Is there any pending litigation?
Documents to request
- HOA: current budget, recent financials, reserve study, CC&Rs, bylaws, rules, architectural guidelines, meeting minutes, special assessment history, and an estoppel letter
- CDD: annual budget, engineer’s reports, bond documents or debt schedule, and contact info for the district manager
- Title and lender: title search, recorded liens, and your lender’s guidance on treatment of assessments for qualification
Where to verify information locally
- St. Johns County Property Appraiser for parcel records and assessment details
- St. Johns County Tax Collector for how assessments appear on the tax bill and payment procedures
- Florida’s Special Districts resources for CDD directories, budgets, and contacts
- Individual CDD websites or the district manager’s office for budgets and meeting agendas
Which option is right for you?
There is no one-size-fits-all answer. A community with a CDD can offer robust amenities and strong infrastructure with predictable bond repayment timelines. A community without a CDD may have lower fixed costs but fewer amenities or more reliance on HOA reserves and potential special assessments.
Focus on the full picture:
- Total monthly carrying costs, not just the purchase price
- Amenity value for your lifestyle
- Remaining CDD bond years and O&M budgets
- HOA financial health, reserves, and rule fit for your plans
If you compare homes apples to apples using the steps above, you can choose a neighborhood that fits your budget today and supports your long-term goals.
Get local help, minus the stress
If you want a clear budget picture, copies of the right documents, and a walkthrough of how assessments affect your offer strategy, you do not have to figure it out alone. With a concierge, coaching-style approach and deep knowledge of Northeast Florida communities, we can help you compare options with confidence and avoid surprises at closing.
Ready to tour with a plan and a checklist in hand? Schedule a Free Consultation with Meredith Rowe.
FAQs
What is a CDD in Florida and how does it work?
- A CDD is a public special-purpose district that finances and maintains community infrastructure and amenities, repaid through non-ad valorem assessments on properties within the district.
How do HOA dues differ from CDD assessments?
- HOA dues fund private association operations, common area upkeep, and reserves, while CDD assessments fund public district debt service and operations for district-owned infrastructure and amenities.
Do lenders count HOA and CDD fees when I qualify?
- Yes, recurring assessments like HOA dues and CDD amounts are generally included in your monthly housing expense for debt-to-income calculations.
Will a CDD or high HOA dues affect resale?
- Possibly, since higher mandatory assessments can narrow the buyer pool, while well-maintained infrastructure and amenities can enhance neighborhood appeal.
Where can I confirm the CDD amount for a St. Johns County home?
- Check the St. Johns County tax bill for non-ad valorem assessments or contact the district manager listed in Florida’s special district resources.
Can CDDs and HOAs place liens for unpaid assessments?
- Yes, both can place liens under Florida law, and unresolved liens can impact title, financing, and your ability to close.
