Nocatee CDD Fees, Explained Clearly

Trying to make sense of Nocatee CDD fees as you compare villages and homes? You are not alone. These charges are common in master-planned communities, but the details can feel opaque when you are budgeting or qualifying for a loan. In this guide, you will learn what CDD fees are, how they differ from HOA dues, how they work across Nocatee, and exactly what to check before you make an offer. Let’s dive in.

What a CDD is in Florida

A Community Development District is a local, special-purpose unit of government. Its job is to finance, build, operate, and maintain public infrastructure and services for a planned development. Think roads, water and sewer systems, stormwater facilities, and amenity infrastructure.

CDDs in Florida operate under state law, including Chapter 190 and related special district provisions. They can issue bonds, adopt budgets, levy assessments, and hold public meetings. That means you are dealing with a governmental assessment, not a private fee.

Two assessments fund a CDD:

• Bonded, or capital, assessments repay the principal and interest on bonds that financed infrastructure.
• Operations and Maintenance, or O&M, assessments fund annual operating costs like landscape maintenance, amenity operations, utilities, insurance, and administration.

How CDD fees appear on your bill

CDD assessments usually appear on your annual property tax bill as non-ad valorem assessments. They are separate from county or municipal ad valorem taxes and separate from your HOA dues. The assessment structure can vary by parcel type and by whether any costs were prepaid by a developer.

Because CDD assessments are governmental, they are enforceable liens. If unpaid, they can accrue penalties and interest and move through statutory collection processes. Treat them with the same seriousness as your property taxes.

How CDDs work in Nocatee

Nocatee spans several villages and phases, and not all areas share the same district or funding zone. That is why two homes in Nocatee can have different CDD charges even if their HOA dues match. Bond schedules, O&M budgets, and adopted assessment rates vary by district and by parcel type.

Here is how CDD dollars are typically used in Nocatee:

• Bond proceeds historically fund master infrastructure and community amenities.
• O&M assessments pay for ongoing maintenance of district-controlled assets, such as lakes, landscaping, and amenity operations, along with district administration.

To see the specifics for a home, you can review the current year tax bill from the county, check the parcel record with the county property appraiser, and request the adopted CDD budget and assessment schedule from the district manager. Many Nocatee CDDs also publish budgets, meeting agendas, and minutes.

CDD vs HOA: who does what

It helps to separate the roles so you do not double count or overlook costs.

• CDD: A government entity that levies assessments to repay bonds and fund public infrastructure maintenance. Its assessments appear on your property tax bill.
• HOA: A private association funded by dues for community governance, private amenities, reserves, and common area maintenance spelled out in covenants. Dues are billed by the association.

Some responsibilities, such as stormwater systems or major amenities, can be handled by the CDD. Others, such as architectural review or certain clubhouse operations, may fall to the HOA. Your goal is to add CDD assessments and HOA dues to understand your true carrying costs.

What to check before you buy in Nocatee

Use this checklist to make an apples-to-apples comparison across villages and homes:

• Current property tax bill for the parcel. Note each non-ad valorem assessment line tied to a CDD.
• The most recent adopted CDD budget and assessment schedule. Confirm this year’s O&M levy and any bonded assessment for the specific parcel type.
• Bond documents or an engineer’s report if you need to understand remaining bond term or whether prepayments or bond changes could affect future assessments.
• HOA dues schedule plus the HOA budget and reserve study. Look for stability in dues and any signs of special assessments.
• Estoppel or account status letters. Ask the HOA, and if applicable the CDD or district manager, to confirm balances and any pending assessments.
• Title and escrow payoff statements. Clarify how any assessments will be prorated or treated at closing.

Smart questions to ask

Target your questions so you get clear, actionable answers:

• Seller or title agent:
  • Please share the most recent tax bill showing CDD assessments for this property.
  • Are there any unpaid special assessments or CDD delinquencies tied to the property?
• District manager or CDD office:
  • What is the current O&M assessment for this parcel and how might it change next year?
  • What bond or bonds are outstanding for this parcel and what is the annual bond assessment?
  • Where can I access the adopted budget and recent meeting minutes?
• HOA or management company:
  • What are current dues, how are they billed, and are any special assessments planned?
• Lender:
  • Will you escrow CDD assessments and how will you treat them in my debt-to-income calculation?

How to calculate your monthly cost

For budgeting and for qualification with a lender, convert everything to a monthly figure.

• Add the annual CDD bond assessment to the annual CDD O&M assessment.
• Add your annual HOA dues to that total.
• Divide by 12 to estimate the monthly equivalent.

Many lenders will include the monthly equivalent of the annual CDD assessments in your recurring obligations and may require you to escrow them. Confirm your lender’s treatment early so there are no surprises.

Changes to watch over time

Your CDD line items are not static. Be aware of potential shifts and where to spot them early.

• O&M assessments can adjust year to year. Review the proposed and adopted budgets and meeting minutes for trends.
• Special assessments can be adopted to address shortfalls or new needs.
• Bond prepayment, refunding, or final payoff can change the bonded assessment amount or remove it when bonds are fully repaid.

Resale and marketability considerations

Recurring costs shape buyer demand and pricing. Higher annual CDD assessments increase monthly carrying costs, which can affect the buyer pool. When comparing villages, consider total recurring costs, not just list price or HOA dues. Two similar homes with different CDD profiles can have different long-term costs and different appeal to future buyers.

If you plan to own for a shorter horizon, the remaining bond term matters less than the current annual amount. If you plan to own long term, understanding when bonds are scheduled to be repaid may inform your budget planning.

Where to verify figures

Because Nocatee spans multiple districts and funding zones, always verify the numbers for the specific parcel you are considering.

• St. Johns County Property Appraiser. Use the parcel search to review assessment detail for the property.
• St. Johns County Tax Collector. Pull the current tax bill and identify the CDD lines and amounts.
• Nocatee CDD websites or the district manager. Request the adopted budget, assessment schedules, and meeting materials for the relevant district.
• HOA management and governing documents. Confirm dues, billing cadence, reserves, and any planned special assessments.

If anything seems unclear, ask your title company to check for any recorded CDD liens or special assessments not reflected on the annual bill.

A clear path to confident decisions

When you understand how CDD assessments and HOA dues work together, you can compare Nocatee villages with confidence. Focus on the parcel-specific tax bill, the adopted CDD budget, the bond status, and the HOA’s financials. With those pieces in hand, you can align the lifestyle you want with a monthly budget that fits.

If you would like a calm, detailed walkthrough of the numbers for a specific home or village, connect with Jeanie & Joe. We combine local relationships with technical diligence to help you verify every line item and move forward with clarity.

FAQs

How do Nocatee CDD fees show up on my bill?

• They typically appear as non-ad valorem assessment lines on your annual property tax bill, separate from your ad valorem taxes and separate from HOA dues.

Are Nocatee CDD assessments permanent?

• Bond assessments usually continue until the bonds are fully repaid, while O&M assessments continue as long as the district operates and adopts an annual budget.

Do I pay both CDD and HOA in Nocatee?

• Yes. CDD assessments fund public infrastructure and appear on your tax bill, while HOA dues fund private association obligations and are billed by the HOA.

Can CDD amounts change after I buy?

• Yes. O&M assessments can change each year through the budget process, and special assessments can be adopted; bond prepayments or refunding can also adjust amounts.

Will my lender count CDD fees in my DTI?

• Most lenders convert the annual CDD amount to a monthly figure and include it in your debt-to-income calculation, and many require escrow for these assessments.

How do I find the exact CDD amount for a Nocatee home?

• Pull the current tax bill from the county tax collector, confirm parcel details with the property appraiser, and request the adopted CDD budget and assessment schedule from the district manager.