Feeling confused by Nocatee’s HOA dues and CDD assessments? You are not alone, especially if you are shopping from out of state. These two fees work differently, pay for different things, and show up in different places on your bills. In this guide, you will learn what each fee covers in Nocatee, how they are billed, how lenders treat them, and a simple way to estimate the monthly impact. Let’s dive in.
HOA vs CDD basics
At a high level, think of HOA as neighborhood rules and services, and CDD as a public district that helped build big pieces of the community. Both are common in Florida master planned communities like Nocatee and both add to your annual and monthly housing costs. They are usually mandatory for the homes within each village.
Always confirm the exact amounts for the specific property you want. Fees vary by village and even by lot.
How CDDs work
Legal purpose
A Community Development District is a government style special district created under Florida law (Chapter 190). It plans, finances, builds, and maintains community infrastructure that benefits the whole district. The district can issue bonds and collect non ad valorem assessments to repay them.
What CDDs fund in Nocatee
In master planned areas like Nocatee, CDD funding typically covers major roads, stormwater and drainage systems, water and sewer connections, bridges, retention ponds, and large parks or trail networks. In some cases, the district builds or operates regional scale amenities that serve many neighborhoods.
How CDDs bill and enforce
You will usually see the CDD assessment listed as a non ad valorem line on your St. Johns County property tax bill. Some districts may bill directly, but many appear with the annual tax bill and are collected by the tax collector. CDD assessments often remain until bond debt is paid off, which can take many years.
How HOAs work
What HOAs fund in Nocatee
Homeowners’ associations are private corporations governed by recorded covenants (Chapter 720 in Florida). In Nocatee, HOA dues typically pay for neighborhood amenities and services such as village pools or clubhouses, landscaping in common areas, maintenance of community features, architectural review, and sometimes trash service or gate operations. Dues also support reserves and routine administration.
Dues, special assessments, governance
HOA dues are billed by the association or its management company, often monthly or quarterly. HOAs adopt budgets, collect dues, and can levy fines or place liens if authorized by their documents and state law. Many HOAs can levy special assessments for major repairs or upgrades when needed, based on the governing documents.
Layers of fees in Nocatee
Nocatee has multiple levels of governance. You should expect at least one CDD for master infrastructure and one or more HOAs. Many homes sit in a master association plus a village or sub association. Some enclaves add a third layer for gates or extra amenities. Amenities shown in marketing may be funded by different entities, so verify who runs and funds each one.
Billing, closing, and loans
Where fees show up
- CDD assessments: usually appear as non ad valorem assessments on the county property tax bill. Some districts may bill in installments or directly.
- HOA dues: billed by the HOA or its management company on a monthly, quarterly, or annual schedule.
- At closing: unpaid dues and assessments are commonly prorated between buyer and seller. Review the closing statement carefully and ask your title company how each item is prorated.
What lenders consider
Lenders include recurring HOA dues and CDD assessments when they calculate your monthly housing expense and debt to income ratio. High assessments can affect loan approval and appraisals in some cases. Ask your lender early how your specific HOA and CDD numbers will be treated in underwriting.
Verify exact numbers
Where to find current figures
- The seller’s disclosure packet and HOA or management communications with the listing.
- HOA governing documents: CC&Rs, bylaws, current budget, reserve study, and recent meeting minutes.
- Official Nocatee CDD budgets, adopted assessments, and meeting minutes.
- St. Johns County Property Appraiser and Tax Collector records for parcel level non ad valorem assessments and tax bills.
- Title company payoff or estoppel requests near closing for any outstanding assessments or liens.
- Your lender or mortgage broker for underwriting treatment.
Quick checklist for each property
- Get the HOA’s current dues, billing frequency, due dates, and any planned special assessments.
- Confirm the exact CDD assessment amount for the parcel and how it is billed.
- Ask for the HOA reserve study and meeting minutes that mention capital projects.
- Confirm whether the home is part of multiple associations.
- Ask how HOA and CDD items will be prorated at closing.
- Confirm with your lender that HOA and CDD are included in qualifying ratios and monthly estimates.
Estimate your monthly cost
Use this simple method to translate annual numbers into a monthly budget.
- Start with your P&I mortgage estimate from your lender.
- Add annual property taxes divided by 12.
- Add annual homeowner’s insurance divided by 12.
- Add HOA dues (use the monthly figure or annual divided by 12).
- Add the CDD assessment (annual divided by 12, or the billed installment amount).
- Add utilities and a maintenance allowance.
Hypothetical examples
These are examples only. Always verify your property’s real numbers.
- Low cost example: HOA $100 per month plus CDD $900 per year. Monthly impact: HOA $100 + CDD $75 = $175 per month.
- Mid example: HOA $200 per month plus CDD $1,800 per year. Monthly impact: HOA $200 + CDD $150 = $350 per month.
- High example: HOA $350 per month plus CDD $3,000 per year. Monthly impact: HOA $350 + CDD $250 = $600 per month.
Label any estimate you share with family or your lender as approximate and show how you calculated it.
Risks and resale impacts
- Long term CDD timelines: assessments often continue until bond debt is paid. Ask for the current bond maturity schedule.
- Special assessments: HOAs may levy them for large repairs or upgrades. Review reserves and meeting minutes for clues.
- Marketability: some buyers weigh visible CDD lines on the tax bill against the amenities they fund. Higher recurring costs can reduce the buyer pool.
- Financing: some programs or lenders look closely at high assessments. Confirm early to avoid surprises.
- Taxes: the tax treatment of assessments can vary by owner and by how the assessment is characterized. Consult a tax professional for personal advice.
What this means for your search
When you compare Nocatee villages, focus on what you get for each fee and how long it lasts. Match the amenities and services to your lifestyle, then confirm the exact HOA and CDD numbers for the address you want. Build those figures into your monthly budget from the start so you can shop with confidence.
If you want help gathering documents, interpreting budgets, or stress testing your monthly numbers, our local team is here to guide you from first tour to closing. Reach out to The Coastal Home Group for clear answers and neighborhood first advice.
FAQs
What is the difference between HOA and CDD in Nocatee?
- The HOA is a private association that manages neighborhood rules, services, and amenities, while the CDD is a public district that financed and maintains large scale infrastructure and assesses properties to repay bonds.
How long do CDD assessments last in Nocatee?
- CDD assessments typically continue until district bond debt is paid off, which can be many years; ask for the bond maturity schedule for the specific district.
How will I see the CDD charge on my bills?
- In many cases the CDD appears as a non ad valorem assessment on your St. Johns County property tax bill, though some districts may bill directly.
Do lenders count HOA and CDD in my loan approval?
- Yes, lenders include recurring HOA dues and CDD assessments in your monthly housing expense and qualifying ratios, which can affect approval and payment estimates.
Can Nocatee HOAs levy special assessments?
- Many HOAs can levy special assessments if allowed by their governing documents; review budgets, reserve studies, and recent meeting minutes for any planned items.
Where can I find exact HOA and CDD amounts for a home?
- Ask for the seller’s disclosures and HOA documents, check the district’s adopted assessments and the county tax bill for the parcel, and verify figures with your title company and lender.
