CDD Fees in Nocatee Explained

Looking at homes in Nocatee and unsure what CDD fees mean for your budget? You are not alone. Many buyers see Community Development District assessments on a tax bill and want clarity before making an offer. In this guide, you will learn what a CDD is, how assessments show up on St. Johns County tax bills, how CDDs differ from HOA dues, and how to model your total cost with confidence. Let’s dive in.

What a CDD is in Florida

A Community Development District is a local, special-purpose governmental unit created under Chapter 190 of the Florida Statutes. Its role is to plan, finance, build, operate, and maintain community infrastructure within a defined area. In a large master-planned community like Nocatee, that often includes roads, stormwater systems, landscaping, parks, and shared amenities.

A CDD can issue bonds to fund initial infrastructure and then repay those bonds through assessments. The district also adopts an annual budget to fund ongoing operation and maintenance for district-owned facilities.

How CDD assessments work

CDD assessments are non-ad valorem special assessments. They are not based on a property’s taxable value. Instead, the district allocates assessments based on its adopted methodology. That can be by unit type, lot size, or another unit-equivalency method.

Most assessments fall into two buckets:

• Capital (debt service) to repay bonds for initial infrastructure.
• Operation and Maintenance (O&M) for annual upkeep of district assets.

CDD assessments are legal liens on the property. In St. Johns County, they typically appear on the annual property tax bill and are collected with your taxes if you escrow through your lender.

Where to find CDD amounts on the tax bill

In St. Johns County, the CDD shows up as separate line items on the annual tax bill under Non-Ad Valorem Assessments. You may see the district name and one or more lines such as an O&M amount and a debt service amount. The tax bill is the most reliable snapshot of what is due for that year.

To verify details, you can:

• Look up the parcel using the St. Johns County Property Appraiser’s records to confirm district information.
• Review the current year’s tax bill from the St. Johns County Tax Collector to see the exact CDD amounts billed.
• Cross-check the CDD’s adopted budget and assessment resolution for that year to confirm allocations and any changes.

CDD vs. HOA in Nocatee

It helps to separate these two obligations:

• CDD assessment: A governmental assessment adopted by a CDD board to fund public infrastructure, amenities owned by the district, and related operations. It can include long-term debt service schedules.
• HOA dues: A private association fee under your community’s covenants that supports private common areas, management, insurance for HOA-owned assets, and enforcement of community rules.

In Nocatee, it is common to pay both. They serve different purposes and are set by different boards using different rules.

Why this matters for your budget

Your monthly housing cost is more than mortgage and taxes. In Nocatee, you will likely include HOA dues and CDD assessments too. Lenders may treat CDD assessments as recurring obligations for underwriting or escrow, so clarifying how your lender handles them is important early in the process.

The size and duration of CDD assessments depend on the district’s outstanding bonds and its annual O&M needs. Debt service can continue for many years until bonds are retired. O&M is adopted annually and can change based on the district’s budget.

Step-by-step: model your total cost

Use this simple approach as you compare homes:

1. Gather the right documents

• Seller’s most recent St. Johns County tax bill (look for Non-Ad Valorem and district lines).
• The CDD’s adopted annual budget and assessment resolution for the current year.
• The CDD’s bond documents or debt service schedule if you want to see how long the capital assessment runs.
• The HOA budget and current dues.

2. Identify each cost line

• Mortgage principal and interest from your loan estimate.
• Ad valorem property taxes from the Property Appraiser and current bill.
• Homeowner’s insurance from your insurer or lender estimate.
• HOA dues and any known special HOA assessments.
• CDD assessments from the tax bill (both O&M and debt service).

3. Convert annual assessments to monthly

• Add all CDD lines on the tax bill to get the annual CDD total.
• Divide by 12 to get a monthly equivalent.

4. Build your monthly number

• Monthly housing cost = Principal + Interest + Monthly property taxes + Monthly homeowner’s insurance + Monthly HOA dues + Monthly CDD amount.

5. Confirm lender treatment

• Ask your lender if they will escrow CDD assessments and whether they count them in your qualifying ratios.

A quick example (hypothetical)

Imagine a tax bill with two CDD lines:

• CDD Debt Service: $1,800 per year.
• CDD O&M: $600 per year.

Total CDD would be $2,400 annually, or $200 per month when divided by 12. You would add that $200 to your PITI and HOA dues when comparing homes. These figures are for illustration only. Always rely on the current tax bill for the property you are evaluating.

Due diligence for Nocatee buyers

Because Nocatee is large and phased, CDD structures and amounts can vary by neighborhood. Use this checklist to stay organized:

• Most recent tax bill for the specific parcel (verify all CDD line items).
• CDD adopted annual budget and assessment resolution for this year and last year.
• CDD meeting minutes and agendas for the last 12 to 24 months to spot planned assessment changes.
• Bond documents or official statement if bonds are outstanding, including debt service schedules.
• Master HOA CC&Rs and the current HOA budget to understand the HOA vs. CDD split.
• Any developer disclosures regarding future assessments in new phases.
• Contact info for the CDD manager or district consultant for parcel-specific questions.

Key questions to ask:

• Seller: Which CDD lines appear on your current tax bill? Are any special assessments pending?
• CDD staff: What are the current annual assessments for this parcel, and how long will debt service continue?
• Lender: How will the CDD assessment be handled for underwriting and escrow?

How assessments are enforced

CDD assessments are liens on the property and are typically collected on the county tax bill as non-ad valorem assessments. Nonpayment can lead to tax certificate sales or foreclosure processes allowed by law. Treat them the same way you treat property tax obligations in your planning and payment schedule.

What to expect over time

• Debt service schedules often create a predictable capital assessment for many years until bonds mature or are refinanced.
• O&M assessments are adopted annually and may change with maintenance needs, reserves, or operating costs.
• Special or supplemental assessments can be adopted for new capital projects or funding shortfalls. You can look for these in CDD budgets and recent meeting minutes.

Working with a local advisor

Nocatee’s neighborhoods can differ in how CDD assessments are structured and how long they run. When you combine a parcel’s tax bill with the district’s current budget and your lender’s guidance, you will have a clear, apples-to-apples comparison across homes. If you want help pulling those documents and building a simple affordability model, you have a resource right here.

If you are planning a move in or out of Nocatee and want expert guidance tailored to your goals, connect with Julie Little Brewer. You will get clear answers, local insight, and a calm, private process from first look to closing.

FAQs

What is a CDD in Florida and why does it exist?

• A CDD is a local governmental unit under Chapter 190 that finances, builds, and maintains community infrastructure and amenities within its boundaries.

How do Nocatee CDD fees show on my St. Johns County bill?

• They appear as separate Non-Ad Valorem Assessments, often labeled with the district name and amounts for O&M and debt service.

How are CDD assessments different from HOA dues in Nocatee?

• CDDs fund public infrastructure and district-owned amenities through governmental assessments, while HOAs fund private common elements and association services through member dues.

Do lenders count CDD assessments when I qualify for a loan?

• Many lenders treat recurring CDD assessments as part of monthly obligations or escrow; confirm your lender’s policy early in the process.

How long do CDD debt service payments last in Nocatee?

• Debt service typically follows the bond schedule and can continue for many years until the bonds are retired or refinanced; check the district’s bond documents.

What documents confirm the exact CDD amount for a home?

• The current St. Johns County tax bill for the parcel, the CDD’s adopted budget and assessment resolution, and the bond debt service schedule where applicable.