Confused about HOA and CDD fees when shopping in Nocatee? You are not alone. These terms affect your monthly budget, loan approval, and long-term costs, yet they are easy to mix up. In a few minutes, you will understand how HOAs and CDDs work in Nocatee, how the fees show up, and what to check before you make an offer. Let’s dive in.
HOA vs. CDD basics in Nocatee
What an HOA does
A homeowners association is a private association created by the developer through recorded covenants. It is governed under Florida Statutes Chapter 720 and the community’s own rules and bylaws. In practice, the HOA runs day-to-day items like common-area landscaping, amenity operations, architectural guidelines, and rule enforcement. HOAs charge periodic assessments and can levy special assessments when needed.
What a CDD does
A community development district is a special-purpose local unit of government formed under Florida Statutes Chapter 190. CDDs plan, finance, build, and maintain community-scale infrastructure such as roads, stormwater systems, and some parks or recreation facilities. They commonly issue municipal bonds to fund construction, then repay those bonds through annual special assessments on each property within the district.
How they work together in Nocatee
Nocatee is a master-planned community with layers of governance. You will likely encounter a master association that manages large shared amenities and community-wide rules, plus a village or neighborhood HOA that handles local landscaping and neighborhood-specific items. Many homes also sit inside one of Nocatee’s CDDs, which means you will pay CDD assessments in addition to any HOA dues. In simple terms, HOAs focus on rules and amenities you use daily, while CDDs focus on the big infrastructure that makes the community function.
How fees are billed and budgeted
Where you will see charges
HOA fees are usually billed monthly, quarterly, or annually by the HOA or its management company. In Nocatee, you may have both a master HOA fee and a village-level HOA fee. CDD assessments most often appear on your annual property tax bill as a non-ad valorem line item. Some CDDs may bill directly or allow semi-annual payments, so verify the billing method for the specific village and parcel.
Estimate your monthly total
To compare homes accurately, convert everything to a monthly number. A simple approach is:
- Add monthly master HOA and village HOA dues.
- Take the annual CDD assessment and divide by 12.
- Add estimated monthly property taxes and homeowner’s insurance, plus flood insurance if required.
- Consider a small allowance for future reserve increases or special assessments. This gives you a clearer picture of your full monthly housing cost beyond principal and interest.
How fees can change
Both HOAs and CDDs can adjust assessments. HOAs can raise dues or levy special assessments according to their governing documents and state law. CDD assessments can change when the district adopts its annual budget or if new debt is issued. Because CDD assessments often include bond debt service, they can remain in place for many years, and they may increase with operating needs or future projects.
Impact on financing and resale
What lenders consider
Lenders account for all recurring housing costs when calculating your debt-to-income ratio. HOA dues are typically included as a monthly obligation. CDD assessments that appear on the tax bill are considered part of your tax and assessment load, and your lender may require escrow or proof of payment. High assessments can influence loan approval or your interest rate depending on the loan program.
Marketability factors
Total cost matters to future buyers. Homes with higher recurring assessments may appeal to buyers who value robust amenities and well-kept infrastructure. At the same time, large combined assessments can reduce your buyer pool among budget-sensitive shoppers. When you compare properties, focus on the quality of amenities and maintenance, not only the fee amount.
Buyer due diligence checklist
Documents to request
From the seller or listing agent, ask for:
- HOA estoppel letter with current dues, any delinquencies, and pending assessments.
- Governing documents for the master and village HOAs: declaration, bylaws, rules.
- Latest annual budget, financial statements, reserve study, and recent meeting minutes.
- Any required Florida disclosures and HOA transfer forms.
From public sources and the CDD, review:
- Current CDD adopted budget and assessment roll.
- Bond amortization schedule and continuing disclosure statements.
- Recent engineer’s report and CDD meeting minutes, if available.
- The property’s latest tax bill to confirm any non-ad valorem CDD assessment.
Questions for the HOA
- What are the current master and village HOA dues and what do they cover?
- Have dues changed recently? What is the reserve balance and plan?
- Are any special assessments pending or recently approved? Amount and timeline?
- What are the rules around rentals, architectural changes, and guest use of amenities?
Questions for the CDD
- What is the annual CDD assessment for this parcel and how is it billed?
- What is the outstanding bond debt and repayment schedule?
- Are there planned capital projects that could affect future assessments?
- Have assessments increased in recent years?
Closing day confirmations
- Confirm how HOA dues and CDD assessments will be prorated at closing.
- Verify that the CDD assessment appears correctly on the title commitment and tax prorations.
- Obtain proof that there are no unpaid HOA or CDD amounts that could cloud title.
Red flags to watch
- Thin HOA reserves, unaudited or weak financials, or frequent special assessments.
- Repeated dues increases without a clear plan for capital needs.
- CDDs with heavy near-term debt service or newly issued bonds that raise assessments.
- Opaque billing or inconsistent communication from HOA or CDD management.
- Disputes or enforcement issues reflected in recent meeting minutes.
Nocatee structure to expect
Master association role
In many cases, the master association manages large Nocatee amenities, programs, and community-wide standards. This often includes staffing for events and facilities, as well as landscaping around major amenities. You may pay these master dues in addition to your village HOA dues.
Village HOA role
Your village HOA typically handles neighborhood landscaping, local common areas, and village-specific rules. Some villages have private gates or streets that the village HOA maintains. Read the village declaration to see what services are included.
CDD role
The CDD finances and maintains major infrastructure and long-lived community assets. The cost of those projects is shared across properties in the district through special assessments. Because CDDs are public entities, their budgets, meeting minutes, and bond disclosures are public records you can review before you buy.
Putting it all together
When you compare two Nocatee homes, do not just look at list price. Add the master HOA, village HOA, and CDD assessments to your monthly budget, then include taxes and insurance. Ask for current documents and read them. Look for a strong reserve plan and clear communication. A well-run HOA and a transparent CDD can support stable costs and strong community upkeep over time.
Ready to navigate the details quickly and confidently? The right guidance can help you avoid surprises and secure the home that fits your lifestyle and budget.
If you want a local, responsive partner who knows Nocatee’s villages, governing layers, and the practical steps to verify fees, reach out to the Sarah Schwartz Group. We will break down the numbers, coordinate the documents, and keep your move simple.
FAQs
Are CDD assessments in Nocatee mandatory?
- Yes. If a property is within a CDD, the special assessment is mandatory for that parcel and typically continues until bond and budget obligations are met.
How do CDD fees show up on my bill in St. Johns County?
- Most CDD assessments appear as non-ad valorem lines on the annual property tax bill, though some districts may bill directly or allow semi-annual payments.
Can HOA and CDD assessments increase after I buy in Nocatee?
- Yes. HOAs can raise dues or levy special assessments per their documents, and CDD assessments can change with the district’s adopted budget or new debt.
Do lenders count CDD assessments when qualifying my mortgage?
- Lenders consider recurring housing costs, including HOA dues and CDD assessments that appear on the tax bill, which can affect your debt-to-income ratio.
Will I owe a big CDD fee at closing on a resale home?
- You will usually pay your pro rata share of the annual CDD assessment from the closing date forward, and any unpaid amounts must be addressed for clear title.
How do I estimate my true monthly cost for a Nocatee home?
- Add principal and interest, monthly HOA dues, one-twelfth of the annual CDD assessment, estimated taxes, and insurance, plus a small cushion for reserves or special assessments.
