Staring at two similar homes in Nocatee but one lists CDD and HOA fees while the other lists only HOA? You are not alone. Many buyers find the fee structure confusing when comparing villages here. In a few minutes, you will understand what each fee covers, how billing works in Florida, what it means for your monthly budget and resale, and exactly how to verify the numbers for any Nocatee address. Let’s dive in.

CDD vs. HOA in Florida

Understanding the difference between a CDD and an HOA helps you compare apples to apples when you shop across Nocatee villages.

What a CDD does

A Community Development District is a public special-purpose government formed under Florida law to plan, finance, build and maintain infrastructure within a defined community. It can issue tax‑exempt bonds and levy non‑ad valorem assessments on property owners to repay that debt and fund operations and maintenance. CDD assessments are often split into two parts: debt service and operations and maintenance.

What an HOA or POA does

A Homeowners Association or Property Owners Association is a private association created by recorded covenants to operate, maintain and enforce community rules and shared facilities. HOAs and POAs collect dues, adopt budgets, maintain common areas and amenities, and can levy special assessments for capital needs. Nonpayment can result in liens or other remedies allowed by the governing documents and Florida law.

Key differences

• Governance: CDDs are public entities with elected boards that begin under developer control and transition to residents over time. HOAs are private associations governed by covenants and elected boards.
• Funding: CDDs use long-term bond debt plus assessments. HOAs use periodic dues, reserves and occasional special assessments.
• Uses: CDDs finance major infrastructure and some large amenities. HOAs and POAs handle day-to-day operations, common-area upkeep and covenant enforcement.

How Nocatee organizes fees

Nocatee is a large master-planned community with several layers of governance. Many big-picture amenities and community-wide rules are handled by the Nocatee Property Owners Association. Individual villages often have their own HOA or condo association that manages neighborhood-level items like architectural standards and local maintenance.

Nocatee also uses one or more CDDs to finance major infrastructure and some large amenities. Because Nocatee has been built in phases, the exact mix and amount of fees can vary by village, lot type and phase. Newly developed phases typically start under developer control for both CDD and HOA boards, with control shifting to residents over time.

What your fees cover

Knowing what each fee pays for helps you see the value behind the number and spot duplication.

CDD assessments

• Debt service on bonds that financed roads, water and sewer, stormwater systems, parks and major amenities.
• District operations and maintenance for CDD-owned infrastructure, landscaping in rights-of-way, street lighting and any amenities the CDD owns.
• Often appears as two line items: one for debt service and one for operations and maintenance.

HOA and POA dues

• Daily operations for shared facilities such as pools, fitness centers and clubhouses.
• Common-area landscaping, management fees, insurance for common property, community events and administration.
• Contributions to reserve funds and potential special assessments for major repairs or new projects.

How fees are billed

• CDD assessments are commonly billed as non‑ad valorem assessments on your county property tax bill and collected by the tax collector. Some districts may directly bill part of the assessment, so confirm the method for your specific village.
• HOA or POA dues are typically invoiced monthly, quarterly or annually. Estoppel letters at closing show the current dues, whether payments are current, and any special assessments or transfer fees.

Impact on your monthly budget and lending

Lenders usually include recurring HOA dues and CDD assessments in your housing expense calculation. That means fees can affect your debt-to-income ratio and your purchasing power. Practices for escrowing these amounts vary by lender and servicer, so discuss collection and escrow early in the process.

Use this quick approach to compare villages:

• List your estimated loan payment, property taxes and insurance.
• Add the monthly share of any annual CDD assessment shown on the tax bill.
• Add the monthly or quarterly HOA/POA dues, converted to a monthly number.
• Compare the total monthly number across the homes you are considering.

Also look for unexpected liabilities. Special assessments from an HOA or new assessments from a CDD can increase costs suddenly. Ask for budgets, reserve studies and meeting minutes to see what is ahead.

Resale implications in Nocatee

Well-funded amenities, strong maintenance and community programs can increase a home’s desirability and help values. At the same time, higher recurring fees can reduce the buyer pool or require pricing adjustments when you sell. Many buyers are comfortable with HOA dues but may be unfamiliar with separate CDD assessments. Clear disclosure in listings and during showings helps set expectations.

Older CDD bonds may be closer to retirement, which can lower future assessments, while newly issued bonds extend repayment timelines. Because this varies by district and phase, review district bond and budget documents to understand the long-term picture for a specific property.

How to verify fees for a specific Nocatee home

Follow these steps to get accurate, current numbers for any address:

1. Start with the Nocatee POA. Review the master amenities, dues and community-wide rules, plus contacts for village HOAs and management companies.
2. Contact the village HOA or condo association. Ask for current dues, billing frequency, and whether there are any pending or recent special assessments.
3. Make estoppels part of your contract. Require the seller to order HOA and POA estoppel letters. These show current dues, arrears and any scheduled special assessments or transfer fees.
4. Identify the CDD. Use the St. Johns County Property Appraiser parcel details and the County Tax Collector tax bill to find any non‑ad valorem CDD line items. Confirm the district name and assessment amounts.
5. Review CDD documents. Visit the CDD’s official website or management company page for budgets, assessment schedules, bond documents and meeting minutes. Request a CDD assessment certificate if needed.
6. Check recorded documents. The County Clerk’s records provide plats, bond ordinances and special district documents that define boundaries and debt structures.
7. Confirm tax and escrow treatment. Pull the current year tax bill to confirm the exact CDD amount and ask your lender or title company how it will be collected or escrowed with your mortgage.
8. Lean on local pros. Experienced Nocatee agents, title companies and closing attorneys handle these items often and can confirm whether assessments are current.

Smart due diligence checklist

Gather these documents before you waive contingencies:

• HOA or POA: estoppel letter, covenants and bylaws, most recent budget and reserve study, recent meeting minutes, insurance summary, rules and rental policy.
• Nocatee POA: master association dues and governing documents, amenity rules.
• CDD: current annual budget, adopted assessment schedule, official bond statements and amortization, recent meeting minutes and operations schedules.
• Public records: parcel tax bill, recorded plat, CDD formation or bond ordinances, and any pending liens or special assessments.

Ask targeted questions:

• When did homeowner control begin for the HOA or CDD, if at all?
• Have assessments increased recently? Are there village-specific or lot-level benefit assessments?
• Are there planned capital projects that could require future special assessments?

Red flags to watch

• Frequent or recent special assessments noted in HOA or CDD minutes.
• Low reserve balances without a plan to replenish.
• Pending litigation involving the HOA, POA or CDD.
• Large outstanding bond principal paired with short repayment timelines that could increase assessments.
• Transfer fees, rental restrictions or other covenants that may affect resale or rental income.

Putting it all together

When you compare Nocatee villages, focus on total monthly cost, not just the purchase price. Combine your loan payment, taxes, insurance, HOA dues and the monthly share of any annual CDD assessment. Review estoppels, budgets, reserve studies and CDD schedules to spot changes coming down the road. With clear numbers and a little document review, you can choose a village that fits your lifestyle and your budget.

If you would like help pulling the right documents and translating them into an easy monthly comparison, connect with the local team that does this every day. Work with Dana Hancock for clear guidance and a smooth Nocatee move.

FAQs

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

• A CDD is a public special district that finances and maintains infrastructure through assessments, while an HOA or POA is a private association that runs community operations, enforces covenants and maintains neighborhood amenities with dues.

How do CDD assessments appear on my bill?

• Most CDD assessments show up as non‑ad valorem line items on your county property tax bill, often split into debt service and operations and maintenance components.

Do lenders count CDD and HOA fees when I qualify?

• Yes. Lenders generally include recurring HOA dues and often include CDD assessments in your housing expense ratio, which can affect your debt-to-income and loan qualification.

Who runs amenities in Nocatee, the CDD or the POA?

• CDDs may fund initial construction of major amenities, while the Nocatee POA and village HOAs typically handle ongoing operations and maintenance through dues.

Can fees change after I buy a home in Nocatee?

• Yes. HOAs and POAs can levy special assessments or adjust dues, and CDD budgets can change based on operations or bond structures. Review budgets and minutes for early signs of changes.

Where can I verify the exact fees for a specific Nocatee address?

• Use the St. Johns County Property Appraiser and Tax Collector records for CDD line items, request HOA and POA estoppels for dues and assessments, and review the CDD’s official budgets and assessment schedules for the current year.