What Are CDD Fees In St. Johns County?

November 21, 2025

Seeing a “CDD fee” on a St. Johns County listing and not sure what it means for your budget? You are not alone. Community Development Districts are common in master-planned neighborhoods here, and understanding them helps you compare homes confidently and avoid surprises at closing. In this guide, you will learn what CDDs fund, how fees are structured and billed, where to find exact amounts for any property, and what to ask before you make an offer. Let’s dive in.

What a CDD is

A Community Development District is a special-purpose local government created under Chapter 190, Florida Statutes. It plans, finances, builds, and maintains community infrastructure within a defined boundary. In many larger master-planned communities in St. Johns County, a CDD helps fund roads, utilities, landscaping, lakes, and amenities like parks or community centers.

A CDD can issue tax-exempt bonds to build improvements more quickly. The cost is then repaid by property owners in the district through assessments. A CDD is a public entity with a governing board, public meetings, and published budgets and reports.

How CDD fees are structured

CDD assessments generally fall into two categories. Your parcel may have one or both.

Bond assessments

Bond or capital assessments repay principal and interest on bonds used to build infrastructure. These payments usually run for many years and are allocated by the district’s assessment methodology. The amount can be a fixed annual number tied to your lot type or a non-ad valorem assessment shown on the tax bill.

If bonds allow prepayment, you may be able to pay off the remaining capital portion in a lump sum. This requires a district payoff letter and is handled through the title company or district manager.

O&M assessments

Operation and Maintenance assessments pay for the district’s annual expenses. This can include administration, landscaping and irrigation, pond and lake care, insurance, utilities for amenities, and contracted services. O&M is set in the adopted annual budget, so it can change year to year.

Billing and collection

In St. Johns County, many CDD assessments are collected on the property tax bill as a non-ad valorem line item. Others are invoiced directly by the district or its management company. If they appear on the tax bill, they are subject to the county’s tax collection process if unpaid.

Changes and special assessments

O&M amounts can increase or decrease based on the district’s adopted budget. Bond assessments typically continue until the bonds are paid off. Districts can authorize special assessments for unplanned needs, subject to legal and notice requirements.

Where to find the exact amount

Before you write an offer, verify the current assessment for the specific property. These sources are the most reliable.

St. Johns County property tax bill. If the CDD collects on the tax roll, you will see a separate non-ad valorem line on the most recent tax bill. This is the authoritative amount for what is collected with taxes.
District manager or district website. Ask for the current adopted budget, the assessment roll for your parcel, and whether your charges include both bond and O&M. Request instructions for any available bond prepayment.
St. Johns County Property Appraiser. Use the parcel record to confirm district details and cross-reference assessments.
MLS listing and seller disclosures. Helpful for orientation, but verify against official sources. Listings can be outdated or incomplete.
Title company or closing agent. They can obtain a district payoff letter if the bond portion is prepayable and confirm any unpaid assessments due at closing.
HOA or community management. While separate from the CDD, they often know the current assessment amounts and billing method.

Tip: Ask whether the assessment is billed on the tax roll or invoiced directly. The method affects due dates, escrow, and how your lender estimates monthly payments.

Budgeting CDD fees

CDD assessments are part of your total cost of ownership, just like taxes and insurance.

Include the O&M amount in your annual and monthly estimates. Your lender will treat it as a recurring obligation.
If a bond assessment applies, plan for that amount until the bonds are paid off or until you prepay if the district allows it. Confirm the timeline and options in writing.
Amounts vary widely by community, lot type, and amenity level. Larger, amenity-rich districts can carry higher total assessments than smaller communities.

If you are deciding between homes, compare the total of taxes, CDD assessments, HOA dues, and insurance to see a realistic monthly picture.

CDD vs HOA

Many neighborhoods in St. Johns County have both a CDD and an HOA. They are different entities with different roles.

Legal status
- CDD: Governmental special district created under state law, with public meetings and records.
- HOA: Private association created by covenants and governed by corporate bylaws.
Powers and funding
- CDD: Can levy non-ad valorem assessments and issue bonds for infrastructure.
- HOA: Collects dues and can levy special assessments under community documents.
Purpose
- CDD: Funds and maintains community infrastructure and public-type amenities.
- HOA: Enforces covenants, design guidelines, and community rules; may manage private amenities and services.
Practical overlap
- You may pay both CDD assessments and HOA dues. Review both budgets to understand who maintains what.

What to confirm before you buy

Use this checklist to avoid surprises:

Current-year assessment amount for the specific parcel, showing bond and O&M portions separately.
Billing method and timing. Confirm whether it appears on the tax bill or is invoiced and the due dates.
Bond prepayment. Ask if the capital assessment can be prepaid, the estimated payoff, and the process through the district or title company.
Upcoming changes. Review the district’s adopted budget and recent meeting minutes for any planned increases or special assessments.
Seller’s intent. Clarify in writing whether the seller will prepay any capital assessment at closing or if you will assume it.
Closing documents. Ensure the title company requests any needed district payoff letter or verification.

Local contacts in St. Johns County

For the most accurate figures and documents, reach out to:

St. Johns County Tax Collector for the latest tax bill and non-ad valorem assessment details.
St. Johns County Property Appraiser for parcel records and district identification.
The CDD district manager for the adopted budget, assessment roll, and payoff instructions.
Your title company or closing agent for official payoff letters and closing verification.

Common pitfalls to avoid

Relying only on the MLS number. Always verify with the tax bill and district budget.
Confusing O&M with bond assessments. You may have both.
Missing the billing method. Tax bill versus direct invoice changes how and when you pay.
Assuming the seller will prepay. Get any prepayment agreements in writing and confirmed by the title company.
Skipping public records. Budgets and meeting minutes can flag future cost changes.

The bottom line for St. Johns County

CDD fees help fund and maintain the infrastructure that supports many of the county’s most popular communities. The amounts and structures vary by district and by parcel, so take time to verify the current-year assessment, billing method, and any bond prepayment options before you submit an offer. Clear answers now will help you budget accurately and negotiate with confidence.

If you want a calm, expert partner to help you compare homes, verify CDD details, and plan your budget, connect with Pamela Hoffman. Let’s make your next move simple and well informed.

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