St Augustine HOA and CDD Fees: A Buyer's Guide

Trying to compare two great homes in St. Augustine, but one has an HOA and the other has a CDD on the tax bill? You are not alone. In St. Johns County, many neighborhoods include one or both, and the fees can change your monthly budget in a big way. In this guide, you will learn how HOAs and CDDs work locally, what they typically cost, how they show up on your tax bill, and how to factor them into your offer. Let’s dive in.

HOA basics in Florida

What an HOA does and pays for

A homeowners association is a private membership association formed by a community’s covenants. In Florida, HOAs follow the rules in Chapter 720 of the Florida Statutes. Typical dues cover things like common-area landscaping, amenity upkeep, utilities for common areas, management, insurance for association property, legal and accounting, and reserves for future repairs. The exact mix depends on the neighborhood.

Strong reserves help reduce the chance of large special assessments later. Industry guidance explains why reserve studies matter and what to look for in funding levels. You can review best practices in CAI’s reserve study resources for context on how associations plan ahead.

Required disclosures and estoppels

Florida’s HOA law outlines owner rights, board duties, and the disclosures you should receive before you sign a contract. If the required disclosure summary is not provided before execution, buyers have a short cancellation right. Before closing, your title company will request an estoppel certificate that shows current assessments, fees, and any open violations. State law sets delivery timelines, fee caps, and other procedures. You can read the governing framework in Florida’s Chapter 720 for a clear overview.

What to review before you buy

Ask for key documents early so you know what you are buying into:

• HOA disclosure summary, recorded covenants, and rules
• Current budget, financial statements, and the latest reserve study or reserve schedule
• Minutes from the last 12 to 24 months
• Estoppel certificate and any notices about special assessments or litigation

CAI’s reserve study guidance can help you evaluate whether reserves align with planned capital needs.

CDDs in St. Johns County

What a CDD funds

A Community Development District is a public special-purpose local government created under Chapter 190 of the Florida Statutes. A CDD can finance, build, operate, and maintain infrastructure and amenities like roads, stormwater systems, parks, trails, and club facilities. Districts often issue bonds to fund the upfront construction, then assess properties each year to repay debt and to cover operations.

You can review the powers, disclosure obligations, and assessment rules in Florida’s Chapter 190 statute.

How CDD assessments appear on your tax bill

CDD assessments usually have two pieces:

• Debt service that repays bonds used to build infrastructure
• Operations and maintenance to run and maintain district-owned assets

These are non-ad valorem assessments. In St. Johns County, they commonly show up as separate line items on your annual property tax bill. The law treats these assessments as liens on the property. You can use the St. Johns County Property Appraiser’s tax estimator to see how non-ad valorem lines appear and to model parcel-specific amounts.

Local examples and ranges

In our market, many popular master-planned communities use CDDs. Two examples help set expectations:

• Julington Creek Plantation: The district’s published FY2025 schedule shows a representative single-family assessment of about $1,385.44 for the year. You can view current schedules on the Julington Creek Plantation CDD site.
• Nocatee (Tolomato CDD): The district publishes per-parcel schedules and a resident lookup. Many single-family lots show annual totals in the roughly 2,000 to 3,200 dollar range in recent fiscal years, depending on village, lot size, and whether debt service is still outstanding. Check the Tolomato CDD site for the exact parcel.

Always verify your specific lot. Use the CDD’s adopted schedule or request a CDD estoppel, and cross-check the county tax bill for the parcel.

HOA vs CDD: What it means for your budget

Convert annual to monthly

When you compare homes, convert all annual assessments into a monthly number. For example:

• 1,385 dollars per year is roughly 115 dollars per month
• 2,400 dollars per year is roughly 200 dollars per month

Add your HOA dues to any CDD amounts, then layer both into your principal, interest, taxes, and insurance calculation. The St. Johns County tax estimator and the CDD’s per-parcel schedule make it easy to pull real numbers before you write an offer.

Lender and tax treatment

Most lenders count recurring HOA and CDD charges when they calculate your debt-to-income ratio. Different loan programs have specific guidance around special assessments and project eligibility. Ask your lender early how they will handle annual assessments and whether they will require escrow. You can review general considerations in Fannie Mae’s overview of homeowner associations.

For taxes, the IRS explains that assessments for local benefits such as streets, sidewalks, and water or sewer systems are usually not deductible as property taxes. Instead, they are added to your property’s basis. Portions that represent maintenance or interest may be deductible if they are separately stated. Review IRS Publication 530 and discuss your situation with a tax advisor.

Due diligence checklist for St. Augustine buyers

Before you commit, gather documents and ask targeted questions. This helps you avoid surprises and negotiate with confidence.

Documents to request

• HOA disclosure summary and recorded covenants
• HOA budget, financials, and reserve study or schedule
• HOA estoppel certificate and recent meeting minutes
• CDD adopted budget, assessment resolution, and per-parcel schedule or estoppel; verify on the county tax bill
• Preliminary title report noting any recorded liens or pending assessments

Helpful sources

• Florida Statutes, Chapter 720 for HOA rules and disclosures
• Florida Statutes, Chapter 190 for CDD powers and assessments
• St. Johns County Property Appraiser’s tax estimator to model non-ad valorem lines
• Tolomato CDD site for Nocatee parcel schedules and lookups
• Julington Creek Plantation CDD assessments page for current figures
• CAI reserve study resources to interpret HOA funding levels
• IRS Publication 530 for federal tax treatment of special assessments

Key questions to ask

• Is the home inside a CDD? If yes, what is the current fiscal year assessment for this parcel and how is it billed?
• Are there any approved or pending special assessments, either HOA or CDD? If yes, who is responsible at closing?
• For the HOA: What services are included in dues? What is the reserve balance, and when was the last reserve study completed? Have dues increased recently?
• For the CDD: What portion is debt service versus operations and maintenance? How many years remain on the bond schedule? Can the district provide the official statement or assessment methodology?
• For the lender: How will HOA and CDD assessments be treated for qualifying and escrow?

Smart negotiation moves

Clarify special assessments at closing

Whether the buyer or seller pays an approved special assessment is a contract point. If a new special assessment is approved after inspection, consider solutions like a seller credit or an escrow holdback. For CDDs with outstanding bond debt, a CDD estoppel or payoff statement can confirm the exact amount required to retire the debt, if a payoff option exists.

Time your estoppels

Request HOA and CDD estoppels early. State law gives associations a fixed number of business days to respond and limits fees. Confirm the effective period of each estoppel so it does not expire before closing.

How to compare two homes

Use this quick process to make an apples-to-apples comparison.

1. Pull parcel-specific numbers

• Look up the current property tax record and non-ad valorem lines using the county tax estimator.
• Retrieve the CDD’s adopted schedule or resident lookup for your parcel.
• Order the HOA estoppel or confirm dues and transfer fees with the association.

2. Convert everything to monthly

• Convert annual CDD and HOA charges to a monthly total.
• Add that figure to your PITI estimate for each home.

3. Review scope and value

• Compare what each fee includes. A higher HOA might cover landscaping, internet, or extensive amenities that reduce other costs.
• For CDDs, note whether debt service will end within your likely ownership window, or if it runs beyond it.

4. Check risk signals

• For HOAs, read the minutes, budget, and reserve study. Watch for deferred maintenance or litigation.
• For CDDs, confirm whether assessments are expected to change based on adopted budgets and bond schedules.

5. Decide with full context

• Use total monthly cost and qualitative factors to guide your offer.
• If fees impact affordability, consider negotiating price, credits, or timing to offset.

Local reality in St. Augustine and St. Johns

In St. Johns County, it is common to pay both an HOA and a CDD if the parcel sits inside a district. The CDD typically appears on your tax bill as a non-ad valorem assessment, while the HOA collects dues directly. Representative local figures show CDD totals in the low-thousands per year for many single-family homes, which can add a meaningful amount to your monthly budget. The right way to shop here is to verify parcel data early and fold both HOA and CDD into your affordability plan.

If you want a clear, side-by-side picture for homes on your short list, reach out. Local guidance and negotiation strategy can help you avoid surprises and secure the right home with eyes wide open. Connect with Amy Wojaczyk to talk through your options and next steps.

FAQs

What is the difference between an HOA and a CDD in Florida?

• An HOA is a private association that enforces covenants and collects dues, while a CDD is a public special district that finances and maintains infrastructure and amenities through non-ad valorem assessments, often listed on your property tax bill.

Are CDD assessments permanent in St. Johns County?

• CDD assessments usually include a debt service portion that ends when bonds are repaid and an operations and maintenance portion that continues annually to run district facilities.

How do I find the exact CDD amount for a St. Augustine home?

• Check the St. Johns County tax estimator for non-ad valorem lines and review the CDD’s adopted schedule or resident lookup; for precision before closing, request a CDD estoppel.

Can HOA dues or CDD assessments be tax-deductible?

• The IRS says assessments for local improvements that increase property value are generally not deductible as property taxes and are added to basis, while portions for maintenance or interest may be deductible if separately stated; consult IRS Publication 530 and your tax advisor.

How will my lender treat HOA and CDD fees when I apply?

• Most lenders include recurring HOA and CDD charges in your debt-to-income ratio and may require escrow, so confirm in writing how your lender will handle these assessments early in the process.