Curious what RiverTown’s HOA and CDD fees really cover and how they affect your monthly budget? You are not alone. If you love RiverTown’s master-planned lifestyle along the St. Johns River, understanding these fees is the key to comparing homes with confidence. This guide breaks down how HOA and CDD assessments work in Florida, what they typically fund in a community like RiverTown, and how to estimate your total costs with simple examples. Let’s dive in.
HOA vs. CDD: what’s the difference?
Homeowners Association and Community Development District fees often get lumped together, but they serve different purposes in Florida.
- The CDD is a special-purpose local government that plans, builds, operates, and maintains community infrastructure. It can issue bonds and collect non-ad valorem assessments, many of which appear on your annual property tax bill. A public Board of Supervisors oversees the CDD and holds open meetings with published budgets and audits.
- The HOA is a private, nonprofit association that enforces community rules, runs day-to-day operations, and maintains amenities and common areas. The HOA collects dues directly from owners and follows its Declaration/CC&Rs and Florida HOA law.
In short, the CDD tends to fund the big, long-term infrastructure. The HOA covers daily operations and amenities you use.
What RiverTown fees typically fund
RiverTown is a master-planned community, so you can expect a clear split between infrastructure and operations.
What a CDD often funds:
- Roads and streetlighting
- Stormwater systems like lakes, ponds, and drainage
- Possible bridges, boat ramps, or river access if included in the district plan
- Landscaping along major roads and common corridors
- Long-term capital projects, with costs often repaid through bonds
What an HOA often funds:
- Clubhouse, pools, fitness center, courts, playgrounds
- Parks, trails, community landscaping, and common area upkeep
- Security gate operations, covenant compliance, community events
- Insurance for common areas, management fees, and professional services
- Reserve contributions for near- to mid-term repairs like pool equipment or pavilion updates
Some master-planned communities also have neighborhood sub-associations. If that applies to a specific RiverTown neighborhood, you could see both a master HOA and a sub-HOA on your budget.
How to estimate your monthly cost
You can build a realistic budget for RiverTown by listing all recurring assessments and converting everything to a monthly number.
Step-by-step budget setup
- Identify all recurring assessments you will pay:
- Master HOA dues
- Any neighborhood or sub-HOA dues
- CDD assessment (often shown on your property tax bill annually)
- Any other recurring assessments
- Convert annual amounts to monthly by dividing by 12.
- Add them up to see your total monthly community assessments.
- For a full housing payment picture, add property taxes, insurance, utilities, and mortgage principal and interest.
Here is the simple formula:
- Total monthly community assessments = HOA monthly + sub-HOA monthly + (CDD annual ÷ 12) + other recurring assessments
Realistic ranges and examples
These ranges are typical for Florida master-planned communities. RiverTown’s actual amounts can be lower or higher. Always verify for the specific property.
- HOA dues (amenity-rich master communities): about $150 to $450 per month
- CDD assessments: about $800 to $3,000+ per year, which is roughly $67 to $250+ per month
Sample scenarios to show how this plays out:
Conservative example:
- HOA: $150 per month
- CDD: $1,200 per year → $100 per month
- Estimated total: $250 per month
Mid-range example:
- HOA: $250 per month
- CDD: $1,800 per year → $150 per month
- Estimated total: $400 per month
Higher-end example with robust amenities and higher bond service:
- HOA: $350 per month
- CDD: $3,600 per year → $300 per month
- Estimated total: $650 per month
These are illustrations to help you compare homes. The exact numbers depend on the property, the neighborhood, and the CDD’s assessment structure.
One-time fees to plan for at closing
Besides monthly and annual assessments, you may see one-time charges when you buy.
- Transfer or capital contribution fees: Some HOAs collect a one-time contribution at closing. This can range from a few hundred to several thousand dollars and goes toward reserves or operating needs.
- Estoppel letter fee: The HOA issues an estoppel certificate that states current dues, any delinquencies, and assessments owed. There is usually a fee for this document.
- CDD special assessments: If bonds or projects are structured with supplemental assessments, ask whether any extra charges will be due.
Ask your agent and title company to confirm these amounts early so you know your total cash needed at closing.
Due diligence: documents to request
You can verify exact HOA and CDD amounts with a short list of documents. Request these as early as possible in your home search and again during the contract period.
HOA documents:
- Declaration of Covenants, Conditions & Restrictions and Bylaws
- Current budget and latest reserve study
- Fee schedule with billing frequency and late-fee policy
- Meeting minutes for the past 12 to 24 months to spot planned increases or special assessments
- Estoppel certificate showing official amounts and any balances due
- Any disclosures about litigation or liens
CDD documents:
- Annual operating and maintenance budget
- Adopted assessment roll showing parcel-level assessments
- Bond issuance documents and amortization schedule
- Engineer’s report or master plan listing financed assets
- CDD board meeting minutes for pending projects or changes
- Boundary map and parcel assessment schedule
Where to verify amounts
- RiverTown’s master HOA or management company for budgets, fee schedules, and estoppel
- The RiverTown CDD for budgets, assessment rolls, and bond documents
- St. Johns County Property Appraiser and Tax Collector records to see how CDD assessments appear on the property tax bill
- St. Johns County Clerk of Court for recorded bond documents and plats
Key items to confirm before closing
- Exact recurring HOA and CDD amounts and how often they are billed
- Whether the home is part of a sub-association in addition to the master HOA
- Any approved or proposed special assessments and their timing
- Required transfer fees or capital contributions at closing
- Reserve fund status and whether the HOA is adequately funding reserves
What drives fee changes over time
Both HOAs and CDDs can adjust assessments, but the reasons differ.
- HOAs can increase dues if operating costs rise, if reserves need to be strengthened, or if new projects or repairs are approved under their governing documents.
- CDD assessments can change if operating budgets shift or if debt service changes. If a CDD issues new bonds for capital projects, assessments can be updated through its public budget process.
Reading meeting minutes and current budgets is the best way to see what is on the horizon.
Lender and tax considerations
Most lenders include HOA and CDD assessments when they calculate your monthly housing expenses for underwriting. Be ready to share the expected amounts early in pre-approval so there are no surprises.
For taxes, treatment of CDD assessments can be complex and depends on the type of assessment and your personal situation. It is best to consult a tax professional.
Red flags to watch for
You can avoid surprises by scanning a few high-impact areas during due diligence.
- Large or frequent special assessments in recent meeting minutes
- Underfunded reserves that hint at near-term fee increases
- Active litigation involving the HOA or CDD that could raise costs
- Developer-controlled boards with limited homeowner control and no clear transition timeline
- Bond documents reflecting high debt per unit, which can lead to higher CDD assessments
If you see any of these, ask follow-up questions and compare notes across similar homes before moving forward.
How we help you buy with clarity
You deserve a clear, stress-free path to your RiverTown home. Our team helps you gather the right documents, read the budgets, and compare properties side by side so you understand your true monthly costs. If you are building new, we also help you navigate builder contracts and timelines while keeping an eye on HOA and CDD implications.
Ready to explore RiverTown with confidence? Reach out to The Coastal Home Group for local guidance and a simple plan for your move.
FAQs
What are HOA and CDD fees in RiverTown?
- HOA dues fund daily operations and amenities, while CDD assessments fund infrastructure and long-term assets, often through bonds. Exact amounts vary by property and must be verified with the HOA and CDD documents.
Do CDD assessments appear on my mortgage or tax bill?
- Many CDD assessments show up as a non-ad valorem line on the annual property tax bill. Ask your lender whether it will escrow the CDD with taxes.
Are CDD assessments the same for every RiverTown home?
- Not always. CDD assessments can vary by parcel type and size. Check the CDD’s adopted assessment roll for the property you are buying.
Can HOA or CDD fees increase over time?
- Yes. HOAs can raise dues or levy special assessments under their governing documents, and CDD assessments can change through the public budget process if operating needs or debt service change.
Are CDD assessments tax-deductible for homeowners?
- It depends on the type of assessment and your personal tax situation. Consult a tax professional for guidance.
What is an HOA estoppel letter and why do I need it?
- An estoppel letter states current dues, any delinquencies, and assessments owed for a specific property. Lenders and title companies use it to confirm amounts at closing.
How do I verify exact RiverTown fees before I make an offer?
- Request the HOA budget, fee schedule, reserve study, and recent minutes, plus the CDD budget and assessment roll. Cross-check amounts on the St. Johns County Property Appraiser and Tax Collector records.
What red flags should I look for in the documents?
- Watch for large special assessments, underfunded reserves, active litigation, developer-controlled boards without a transition plan, or bond documents with high debt per unit.
