Looking at a Nocatee home and wondering what those CDD fees on the tax bill really mean? You are not alone. Many buyers pause when they hear about Community Development District assessments and how they relate to HOA dues. This guide breaks it down in simple terms so you can budget with confidence, compare neighborhoods, and verify costs before you make an offer. Let’s dive in.
What a CDD is
A Community Development District is a special-purpose local government created under Florida Statutes, Chapter 190. It exists to plan, finance, build, operate, and maintain community infrastructure for a defined area. In master-planned communities like Nocatee, a CDD often funds roads, stormwater systems, landscaping, and major amenities. The CDD is governed by a board of supervisors that follows public meetings and records rules.
How CDD fees work
CDD assessments generally include two parts. One covers long-term construction financing and the other covers annual operations and maintenance. Both are non-ad valorem assessments that typically appear on your St. Johns County property tax bill as separate line items.
Debt service assessments
When a CDD finances infrastructure, it often issues municipal bonds. The bonds are repaid through a fixed assessment based on a benefit method for each lot or unit type. This debt service charge continues until the bonds are retired, commonly 20 to 30 years from issuance. As a buyer, you assume the remaining term when you purchase the property.
O&M assessments
The operation and maintenance assessment funds ongoing needs like landscaping, pond care, common-area utilities, staffing, insurance, and routine repairs. O&M amounts are set in the CDD’s adopted annual budget and can change from year to year. This is a recurring cost for as long as the CDD operates and maintains community assets.
Billing and line items
CDD assessments are usually billed and collected on the county tax bill as non-ad valorem assessments, separate from ad valorem property taxes. On your TRIM notice and final tax bill, you should see distinct CDD line items that may reference the district name, debt service, and O&M. Unpaid assessments can result in liens and, if unresolved, foreclosure under Chapter 190 and county procedures.
At sale and proration
CDD obligations run with the land, so they transfer when the property sells. The current year’s assessments are typically prorated at closing based on the contract and closing date. Always ask your title or closing agent to confirm how proration will be handled for your specific transaction.
Bond documents and transparency
Because CDDs use municipal bonds, they publish Official Statements that outline bond terms, per-parcel debt amounts, and maturity schedules. Annual continuing disclosure and district budgets provide updated figures. You can review these through the district’s website, the county’s public records, or the EMMA portal for municipal bonds.
Nocatee considerations
Nocatee spans multiple residential villages and phases, and it may include more than one CDD. That is why you should confirm the exact district for a specific address rather than assuming one uniform “Nocatee” fee.
Multiple districts
Large master-planned communities often use multiple CDDs by area or phase. The assessment you pay depends on your parcel’s location and unit type within Nocatee. Always verify the district name and number tied to the property you are considering.
What fees fund
In a Nocatee-style district, CDD funds commonly support major roads and entrances, stormwater lakes and drainage, large-scale landscaping and medians, community trails, amenity centers, and long-term capital repair and replacement. Some facilities or services may be handled by the HOA or developer instead. Confirm which entity operates each amenity.
Where fees appear
In St. Johns County, CDD charges typically show up on the TRIM notice and your annual tax bill as non-ad valorem assessments. To confirm amounts for a specific address, you can:
- Search the St. Johns County Property Appraiser records to view parcel details and listed non-ad valorem assessments.
- Check the St. Johns County Tax Collector’s account tools or assessment roll for current charges on the parcel.
- Review the CDD’s adopted budget for O&M and the bond schedule for the per-parcel debt assessment.
- Read the district’s bond Official Statement and recent disclosure to confirm outstanding principal and maturity.
- Look up formation documents and agreements in the St. Johns County Clerk of Court records.
Mistakes to avoid
- Assuming all Nocatee homes carry the same CDD amount. They do not.
- Confusing CDD assessments with HOA dues. They serve different purposes and are billed differently.
- Skipping the bond maturity date. You could inherit many years of remaining debt payments.
CDD vs HOA dues
Understanding the difference helps you compare total carrying costs.
Legal structure
- CDD: Public special district with authority under Chapter 190 to issue bonds and levy non-ad valorem assessments.
- HOA: Private association governed by covenants and bylaws; does not issue municipal bonds.
Purpose and uses
- CDD: Funds community-wide infrastructure, large amenities, and financing costs.
- HOA: Funds neighborhood services, rule enforcement, common-area upkeep, and reserves per the HOA budget.
Billing and collection
- CDD: Appears as non-ad valorem assessments on the county tax bill. Includes long-term debt service and annual O&M.
- HOA: Billed by the association monthly, quarterly, or annually. Collected privately per covenants.
Governance and transparency
- CDD: Public meetings, public records, audited financials, and bond disclosures.
- HOA: Private corporate governance with access defined by statutes and association documents.
Longevity of obligation
- CDD: Debt assessments last until bonds mature. Ongoing O&M continues annually.
- HOA: Dues continue while the association exists and may change with budgets and reserves.
Buyer checklist
Use this step-by-step list to verify exact costs for any Nocatee address.
Essential documents
- Current St. Johns County property tax bill and the most recent TRIM notice for the property.
- Seller’s CDD disclosure, if provided in your transaction.
- The CDD’s most recent adopted annual budget showing O&M assessments per unit type.
- Bond Official Statement and most recent continuing disclosure showing the debt schedule, per-lot charges, and maturity.
- Recent CDD meeting minutes or financial statements to spot planned projects or special assessments.
- HOA budget and reserve materials for a full picture of non-CDD costs.
Questions to ask
- Which CDD district serves this parcel, by name and number?
- What is the current annual O&M assessment for this parcel and how is it billed?
- What is the annual debt-service assessment and how many years remain on the bonds?
- Are any special assessments pending or planned capital projects that could change fees?
- How are assessments prorated at closing this year?
- Who operates the amenities and which costs are covered by the CDD versus the HOA?
- Is the CDD board developer-controlled or resident-elected today?
- Are future phases planned that could affect assessments?
Additional due diligence
- Confirm the CDD map and parcel list to ensure your lot’s inclusion and category.
- Review EMMA for bond documents and continuing disclosure to verify outstanding principal and schedules.
- Contact the St. Johns County Tax Collector or Property Appraiser to confirm how charges appear on the bill.
How to budget
- List two CDD lines: 1) annual O&M amount and 2) annual debt-service amount.
- Add HOA dues as a separate line.
- Compare the combined total across homes and neighborhoods for an apples-to-apples view.
Local guidance you can trust
If Nocatee is at the top of your list, clear numbers and clean documents make all the difference. Our team helps you confirm the exact district, review the tax bill, and obtain the CDD budget and bond disclosures before you commit. When you are ready to compare villages and refine your budget, reach out for tailored guidance and a straightforward path to the right home.
Ready to move forward with clarity? Contact Claudia Hilbert for a focused consultation on Nocatee homes and CDD budgeting.
FAQs
What is a CDD in Florida?
- A Community Development District is a public special district created under Chapter 190 to fund, build, and maintain community infrastructure through non-ad valorem assessments.
Where do Nocatee CDD fees show up?
- In St. Johns County, CDD assessments typically appear as separate non-ad valorem line items on your TRIM notice and annual property tax bill.
How long do CDD bond payments last?
- Debt-service assessments usually run until the bonds mature, often 20 to 30 years from issuance, and transfer to new owners when the property sells.
Can CDD fees change each year?
- The O&M portion can change annually based on the district’s adopted budget, while the fixed debt-service amount generally stays the same until payoff.
How are CDD and HOA fees different?
- CDD assessments fund community infrastructure and appear on the county tax bill, while HOA dues fund association services and are billed by the HOA directly.
How do I find my exact CDD amount?
- Verify the parcel on the Property Appraiser site, review the Tax Collector’s bill or assessment roll, and obtain the CDD’s budget and bond schedules for your unit type.
