Nocatee CDD Fees: What Buyers Should Know

Staring at two Nocatee homes that look similar, but one lists a CDD and the other doesn’t? You’re not alone. Understanding how Community Development District fees work can help you compare apples to apples and avoid surprises at closing. In a few minutes, you’ll learn what CDDs fund, how fees show up on your tax bill, and how to fold them into your monthly budget with confidence. Let’s dive in.

What a CDD is in Florida

A Community Development District is a special-purpose local government created under Chapter 190 of Florida law. It plans, finances, builds, and maintains community infrastructure and amenities within its boundaries. CDDs typically issue tax-exempt bonds to fund improvements, then levy assessments on property owners to repay those bonds and cover ongoing operations.

Nocatee is a large, master-planned community built in phases. It is common for large communities like Nocatee to use one or more CDDs. That means two homes in or near Nocatee might fall under different districts, fee levels, and timelines.

How Nocatee CDD assessments are structured

CDD assessments usually include two main parts:

• Debt service: Annual payments to repay principal and interest on bonds used to build roads, stormwater systems, amenity centers, and other infrastructure.
• Operations and maintenance (O&M): Annual costs to run and maintain amenities and district-managed infrastructure, plus administration, insurance, and reserves.

Some districts may also levy special one-time assessments for capital needs. O&M is set through the district’s annual budget process and can change year to year. Debt service generally follows the bond schedule and lasts until maturity.

How fees are billed in St. Johns County

In Florida, CDD assessments are typically billed as non-ad valorem assessments and appear on your county property tax bill as a separate line item. In St. Johns County, these assessments are collected with your annual tax bill. Some districts may offer direct billing or early-pay options, but most owners see CDDs on the tax roll.

At closing, any unpaid assessments are usually prorated between buyer and seller, and title searches should flag outstanding items. You can attend district budget hearings to understand and give input on proposed assessment levels.

What CDD fees mean for your budget

A simple way to estimate monthly impact is to divide the total annual CDD assessment by 12. For example, if the annual assessment is $2,400 (hypothetical), the monthly impact is about $200. Remember that O&M can change with inflation or new projects.

Most lenders treat recurring special assessments as housing-related obligations. Ask your lender how they handle CDDs for debt-to-income calculations and whether they require escrow. FHA, VA, and conventional guidelines can differ, so get clarity early.

In Nocatee, you may also have HOA or master association dues. These are separate from the CDD. For budgeting, add CDD + HOA/master dues + property taxes to estimate your recurring monthly costs (separate from mortgage, insurance, and utilities).

Long-term considerations for buyers

• Duration: Debt service can run for decades, depending on the bond schedule. Know the maturity timeline and whether prepayment is allowed.
• Variability: O&M can change each year through the district budget process. Review recent budgets to understand trends.
• Resale: Some buyers weigh CDDs as a tradeoff for high-quality amenities and infrastructure. Clear disclosure helps you position the value when it is time to sell.

Buyer checklist: Nocatee CDD due diligence

Use this list to research a specific property:

• Identify the district

  • Review the St. Johns County tax bill or property appraiser record for a non-ad valorem CDD line item.
  • Ask the seller, listing agent, or title company for the district name/number.
  • Verify any MLS “CDD” field against official records.

• Request documents

  • Most recent adopted CDD budget (shows O&M line items and adopted assessments).
  • Bond official statement or debt service schedule (shows remaining principal, interest, and maturity dates).
  • Last year’s tax bill for the parcel (shows actual billed assessment).
  • HOA or master association budget and dues schedule.
  • Title commitment or payoff statement for any district liens or prepayment amounts.

• Ask targeted questions

  • What is the parcel’s total annual CDD assessment, and how is it split between debt and O&M?
  • Are special one-time assessments pending or proposed?
  • What are the bond maturity dates, and is prepayment of the capital portion allowed?
  • Has the district transitioned from developer control to resident-elected supervisors?
  • Will the CDD be escrowed with your mortgage or paid directly?

• At closing

  • Confirm prorations and payoff of any unpaid assessments.
  • Verify how the assessment will appear on your future tax bills and any immediate obligations.

How to compare homes in Nocatee

When you’re weighing homes with different fee structures, normalize the costs and value:

1. Add up annual CDD + HOA/master dues + property taxes for each home, then divide by 12 to estimate monthly recurring costs.
2. Compare what each fee funds. CDDs often cover district-managed infrastructure and amenities. HOAs typically cover private services, covenant enforcement, and community programs.
3. Consider term and predictability. A higher CDD may reflect significant infrastructure that could otherwise show up as higher HOA dues or home prices. Check the bond schedule and O&M trends.
4. Confirm lender treatment. Make sure underwriting accounts for the assessment, especially if your debt-to-income ratio is tight.
5. Balance total cost with lifestyle value. Amenities and maintained infrastructure can support long-term enjoyment and marketability.

Key takeaways

• CDDs are common in master-planned communities like Nocatee and fund major infrastructure and amenities.
• Assessments appear on your St. Johns County tax bill as a separate non-ad valorem line.
• Budget by dividing the annual CDD by 12, add HOA dues and taxes, and review O&M trends.
• Ask for the district’s budget, bond schedules, and the latest tax bill before you write an offer.
• Compare homes by normalizing recurring costs and weighing what each fee delivers.

If you want help interpreting a specific parcel’s CDD, HOA, and tax picture, or you need a clear side-by-side comparison before you write an offer, connect with Julie Little Brewer. Julie brings 35+ years of local expertise to your search. Request Your Complimentary Home Valuation.

FAQs

On a St. Johns County tax bill, how will I see a Nocatee CDD fee?

• You’ll typically see it as a separate non-ad valorem line item labeled for the district and collected with your property taxes.

Can Nocatee CDD assessments increase over time?

• The debt service portion is generally set by the bond schedule, while O&M can be adjusted annually through the district budget process and special assessments are possible.

Who sets and oversees Nocatee CDD budgets?

• A board of supervisors sets the budget at public hearings; control often transitions from the developer to resident-elected supervisors as the community matures.

Will my lender count Nocatee CDD fees when qualifying me for a mortgage?

• Most lenders treat recurring CDD assessments as housing-related obligations; ask your lender how they handle underwriting and escrow for your loan type.

Are Nocatee CDD assessments tax-deductible?

• Tax treatment can be complex and may differ for debt service and O&M; consult a qualified tax advisor for current guidance.