Trying to compare homes in Nocatee but confused about CDD and HOA? You are not alone. These two fees fund different things, show up in different places on your bills, and can change your monthly payment more than you expect. If you are relocating or working on a tight timeline, you need clear, local answers fast.
In this guide, you will learn what a CDD and an HOA are in Florida, how each cost is assessed and billed, how lenders usually treat them, and what to ask before you make an offer in Nocatee. You will also get a simple checklist and a monthly cost template you can use with any home you are considering. Let’s dive in.
CDD basics in Florida
A Community Development District, or CDD, is a special-purpose local government created under Florida Statutes Chapter 190. A CDD can plan, finance, build, and maintain community infrastructure such as roads, water management, utilities, parks, and large-scale amenities. To fund those projects, a CDD may issue bonds and then levy special assessments on properties within the district.
The assessment you pay to a CDD usually has two parts: one portion repays bond debt and the other funds annual operations and maintenance, also called O&M. CDD boards are elected, follow public-meeting rules, and publish budgets. In Florida, CDD assessments commonly appear as a non-ad valorem line on the county property tax bill, although some districts bill directly.
HOA basics in Florida
A Homeowners’ Association, or HOA, is a private nonprofit created by a community’s governing documents and guided by Florida Statutes Chapter 720. An HOA manages day-to-day community needs like neighborhood landscaping, common-area upkeep, amenity operations, reserves for small capital replacements, and covenant enforcement.
HOA boards set annual budgets and collect dues monthly, quarterly, or annually. If reserves run short or a major project comes up, HOAs can levy special assessments following their documents and state law. HOA dues are paid directly to the association or its management company and do not appear on the county tax bill.
CDD vs HOA: key differences
Here is how these two costs differ in ways that matter when you budget:
- What they fund. CDDs finance and maintain public-scale infrastructure and district amenities. HOAs handle neighborhood maintenance, day-to-day operations, and rule enforcement.
- How they are billed. CDD assessments often appear as non-ad valorem assessments on the county property tax bill. HOA dues are billed by the association or its manager.
- Structure of the fee. CDDs often have a bond debt service portion plus an O&M portion. HOAs charge periodic dues and can levy special assessments when needed.
- Variability. CDD bond payments follow a set schedule, while the O&M portion can change with budgets and inflation. HOA dues can be adjusted by the board and special assessments can occur.
- Lender treatment. Lenders often treat recurring CDD and HOA costs as housing expenses for qualification; practices vary by loan program and lender.
How these costs show up when you buy
- Closing documents. Your Closing Disclosure should reflect recurring assessments for a property, including any known CDD and HOA amounts provided by the seller and association contacts.
- Property tax bill. In St. Johns County, CDD assessments commonly appear on the tax bill as non-ad valorem charges. HOA dues do not appear on that bill.
- Escrow. Many lenders require escrow for recurring items on the tax bill. If your CDD is on the tax bill, your lender may collect a monthly escrow amount for it. HOA dues are typically paid directly by the owner.
- Debt-to-income ratio. Underwriting commonly counts HOA dues and CDD assessments in your housing costs. Always ask your lender exactly how they will treat both items for your loan.
Nocatee specifics you should know
Nocatee is a large, master-planned community in St. Johns County with extensive shared infrastructure and amenities. Developers frequently use CDDs in communities like Nocatee to build major infrastructure and community-scale amenities. Because Nocatee is large and phased, there may be multiple districts or separate phases, which means CDD assessments and HOA dues vary by neighborhood, phase, and home type.
What this means for you: do not assume a single CDD or HOA amount for all of Nocatee. Verify the current assessment and dues for the exact property you are considering. You can review local resources such as the official Nocatee community website, the St. Johns County Tax Collector, and the St. Johns County Property Appraiser to see how non-ad valorem assessments appear on tax bills for a specific parcel.
Estimate your total monthly cost
Use this quick template to compare homes on apples-to-apples terms. Fill in the blanks from the documents listed in the next section.
- Monthly mortgage principal and interest: $_____
- Monthly property tax estimate: $_____ (annual county tax bill divided by 12)
- Homeowner’s insurance estimate: $_____ (annual divided by 12)
- HOA dues: $_____ (convert quarterly or annual dues into a monthly amount)
- CDD assessment: $_____ (annual amount divided by 12, or monthly if billed monthly)
- Utilities/maintenance/reserves: $_____ (items not covered by your HOA)
- Total monthly housing cost: $_____
Tip: If your lender escrows taxes and CDD, show one line for the escrowed mortgage payment and list HOA separately so you see both the total and the parts you pay directly.
Questions to ask before you offer
Ask the listing agent or seller:
- Is this home inside a CDD? Which district or phase, and how is it billed?
- What is the current annual CDD assessment, and how much is bond debt service versus O&M?
- What are the current HOA dues and how often are they paid? Are there any pending or recent special assessments?
- Can I review the HOA budget, reserve study, recent meeting minutes, and any current violation history for this property?
Ask your lender:
- Will you include the CDD assessment and HOA dues in my qualifying ratios, and will you require escrow for the CDD?
- Are there any program-specific rules for my loan type related to assessments or HOA reserves?
Ask your title or closing agent:
- How will outstanding CDD and HOA amounts be handled at closing, and will they be prorated? Will the Closing Disclosure show them separately?
Quick checklist to get exact numbers
Gather these items so you can compare total cost across Nocatee homes:
- MLS listing and seller disclosure, noting any stated HOA and CDD details.
- HOA disclosure packet, including current dues, reserve study, pending special assessments, budget, meeting minutes, and common-area insurance summary.
- CDD budget and bond documents for the district and phase, showing the O&M rate and bond debt service per unit.
- Current county tax bill for the parcel from the Property Appraiser and Tax Collector, confirming any non-ad valorem CDD lines.
- Written confirmation from your lender on how CDD and HOA will be treated for qualification and escrow.
- Title or closing agent confirmation on how assessments will be shown and prorated at closing.
- Contact information for the HOA and CDD management to obtain official letters stating the current amounts.
What lenders and appraisers consider
- Qualification. Lenders typically include HOA dues and recurring CDD assessments in your housing expenses for debt-to-income calculations. Ask your lender how they handle each item for your loan product.
- Appraisal. Appraisers look at comparable sales and the market’s response to amenities and recurring costs. High-quality amenities funded by CDDs and well-managed HOAs can support value, but higher ongoing costs can narrow the buyer pool.
- Loan programs. Conventional, FHA, and VA programs have specific rules for certain property types and associations. Check with your lender for your program’s requirements.
Resale pros and tradeoffs
- Buyer pool. Higher recurring assessments (CDD plus HOA) can reduce affordability for some buyers, which can affect time on market. On the other hand, strong amenities and well-maintained infrastructure can attract buyers who value those features.
- Predictability. CDD bond payments follow a schedule, but O&M can change. HOAs can adjust dues and levy special assessments when needed. Build reasonable cushion into your long-term budget.
- Transparency. When you list later, be clear in your marketing about both HOA dues and CDD assessments. Most buyers compare homes by total monthly cost, not just price.
Common myths, clarified
- Myth: CDDs and HOAs are the same. Fact: A CDD is a governmental special district under Chapter 190; an HOA is a private association under Chapter 720. They fund and manage different things.
- Myth: Only renters or tenants pay CDDs. Fact: CDD assessments are attached to the property and transfer to the homeowner at purchase.
- Myth: A higher CDD always means poor value. Fact: A higher CDD can reflect upfront financing of robust infrastructure or amenities. The right choice depends on your priorities and the total cost of ownership.
Your next step
If you want clear numbers for a specific Nocatee home, start with the checklist above and the monthly template. Then talk with your lender about escrow and qualifying, and confirm all amounts with the HOA and CDD managers. With firm figures, you can compare neighborhoods and decide which balance of amenities and monthly cost fits your goals.
If you would like a local, process-driven advisor to help you verify fees and model your total monthly payment, connect with Traci Crawford. As a veteran-led real estate advisor focused on relocations and master-planned communities across the First Coast, Traci will help you move forward with confidence.
FAQs
What is a CDD in Florida and how is it billed in St. Johns County?
- A CDD is a special-purpose local government under Chapter 190 that often bills as a non-ad valorem line on the county property tax bill, although some districts bill directly.
How do HOA dues differ from CDD assessments in Nocatee?
- HOA dues fund neighborhood operations and are paid to the association, while CDD assessments fund district infrastructure and often appear on the property tax bill.
Will my lender count CDD and HOA toward my mortgage qualifying?
- Many lenders include both as part of your housing costs for debt-to-income; ask your lender exactly how your loan program treats them and whether CDD will be escrowed.
Do all Nocatee neighborhoods have the same CDD and HOA amounts?
- No, amounts vary by neighborhood, phase, and home type; verify the specific parcel’s figures using the HOA packet and the county tax bill for non-ad valorem assessments.
Can CDD or HOA costs increase over time?
- Yes, CDD O&M budgets can change and HOAs can raise dues or levy special assessments; bond debt service is typically fixed by the bond schedule until it is paid off.
