Thinking about a new home in Port St. Lucie and seeing “CDD” on listings or tax bills? You are not alone. Many buyers have questions about what CDD fees cover, how much they cost, and how they affect your monthly budget and mortgage. This guide explains the essentials in plain English so you can shop with confidence, compare communities fairly, and avoid surprises at closing. Let’s dive in.
What a CDD covers
A Community Development District is a special-purpose local government created under Florida Statutes, Chapter 190. It exists to plan, finance, construct, operate, and maintain community infrastructure within a defined area. In Port St. Lucie, that often means roads, water management systems, utilities, parks, landscaping, and shared amenities.
CDDs are public entities with boards that hold open meetings and adopt budgets each year. Many large, master-planned neighborhoods in Florida use CDDs so developers can fund infrastructure up front through bonds and then repay those bonds over time through assessments on property owners.
How CDD fees work
CDD fees come in two parts. Understanding both helps you budget accurately.
- Debt-service assessments: These repay the principal and interest on bonds used to build the district’s capital improvements. They are usually fixed for the bond term and appear on your property tax bill as a non-ad valorem assessment.
- Operation and Maintenance assessments: These fund ongoing operations, maintenance, insurance, landscaping, administration, and amenity management. O&M is set annually through the district’s public budget process and is either collected on the tax bill or billed directly by the district.
Most CDD assessments are placed on the St. Lucie County tax roll and show up as separate non-ad valorem line items. Some districts bill O&M directly. The landowner of record when the tax roll is certified is responsible for the assessment. At a sale, you will usually see prorations handled at closing, and the new owner takes over future payments.
What you pay and why it varies
CDD amounts vary widely from one community to another. The specific number depends on the cost of infrastructure financed, the number of homes sharing that cost, the unit type, and the district’s current budget. Bond assessments generally continue until the bonds are retired or refinanced, while O&M can increase or decrease each year.
You should confirm the exact dollar amounts for the specific property you plan to buy. Do not rely on averages. The most accurate figures are on the current tax bill and in the district’s adopted budget and assessment schedule.
CDD vs HOA at a glance
Buyers often ask whether CDD fees are the same as HOA dues. They are not.
- Source and status: CDD assessments are governmental, non-ad valorem assessments. HOA dues are contractual obligations under the community’s covenants.
- Purpose: CDD funds capital infrastructure and the operation of district-owned common areas. HOA dues cover maintenance of HOA-owned or controlled common areas, reserves, insurance for common elements as applicable, and rule enforcement.
- How changes happen: CDD bond assessments are typically fixed by bond documents until payoff. O&M is adopted annually in public meetings. HOA dues can change based on the HOA budget and rules, and HOAs can levy special assessments.
- Double obligation: Some Port St. Lucie communities have both a CDD and an HOA. Budget for both if applicable.
How to check for a CDD in Port St. Lucie
Use this simple sequence to confirm whether a property is in a CDD and find the exact assessment amounts.
Step 1: Use the Property Appraiser
Search the St. Lucie County Property Appraiser records for the parcel. Look for special or non-ad valorem assessments and any CDD references on the assessment detail page.
Step 2: Review the tax bill
Pull the most recent St. Lucie County Tax Collector bill. CDD assessments often show as separate non-ad valorem line items with the district name.
Step 3: Ask the seller and agent
Request the latest county tax bill and any CDD disclosures. This confirms what was actually charged for the current year.
Step 4: Check title and closing documents
Title commitments and the Closing Disclosure identify outstanding assessments, prorations, and whether any amounts are being paid or credited at closing.
Step 5: Verify with district records
With the district name, locate its adopted budget and assessment schedule. District websites and managers post budgets, assessment tables by unit type, meeting minutes, and bond documents.
Step 6: Review recorded documents
County plat maps, the district formation documents, and developer offering materials can show whether the lot is inside a CDD.
Step 7: Call the district manager
District managers can confirm current assessments, billing method, pending projects, or any special assessments under consideration.
Budget and mortgage tips
CDD assessments affect your monthly carrying cost just like taxes, insurance, and HOA dues. Many buyers divide the annual amount by 12 to estimate a monthly number for budgeting. If your loan has an escrow account and the CDD appears on the tax roll, some lenders will collect it through escrow. Practices vary, so ask your lender early.
Most lenders include recurring CDD assessments in debt-to-income calculations. At closing, expect prorations for the current year and a review of any unpaid assessments. Lenders and title companies also look for pending special assessments or bond issuances that could change your costs.
How fees can change
- Bond assessments: Usually stable until the bonds are paid down or refinanced according to the amortization schedule.
- O&M assessments: Set annually. They can rise or fall with the district’s budget, changes in service levels, insurance costs, or maintenance needs.
- Unit differences: Some districts assign different assessments to single-family homes, villas, or condos based on the assessment methodology.
If you want to know whether assessments may decrease over time, review the bond amortization schedule and recent district budgets and ask the district manager about long-term plans.
Smart buyer checklist
Before you make an offer:
- Get the most recent county tax bill that shows the CDD line items.
- Confirm CDD membership on the Property Appraiser parcel page.
- Identify the district name and number to find the budget and assessment schedule.
During contract and underwriting:
- Obtain the district’s adopted budget and current assessment schedule by unit type.
- Verify whether assessments are on the tax roll or billed directly by the district.
- Ask your lender how they will treat CDD assessments and whether they will escrow them.
- Review the title commitment for any outstanding or special assessments.
- Check governance status and meeting minutes to understand developer control and any planned projects.
At closing and after:
- Confirm prorations and payoff of any pre-paid or past due assessments on the Closing Disclosure.
- Note how you will pay going forward, either through escrow or direct payment.
- Monitor annual budget hearings to stay ahead of any changes.
Local resources to contact
- St. Lucie County Property Appraiser for parcel and assessment details.
- St. Lucie County Tax Collector for current tax bills and non-ad valorem listings.
- Individual CDD websites or district managers for budgets, assessment schedules, and meeting minutes.
- Your title company or closing attorney for confirmation of outstanding or special assessments.
- Your lender for underwriting and escrow treatment of CDD assessments.
The bottom line for Port St. Lucie buyers
CDD fees are a normal part of many master-planned communities in St. Lucie County. When you understand how they are structured, where to find the exact amounts, and how they fit into your budget, you can compare homes on an even playing field and avoid surprises. If you need help pulling the tax bill, finding the district budget, or lining up the numbers with your lender, you do not have to do it alone.
If you would like one-on-one guidance reviewing CDDs, HOAs, and total cost of ownership for a specific Port St. Lucie property, connect with Jill McCarthy Thogersen. Jill is a longtime Treasure Coast broker with advanced credentials and a patient, consultative approach.
FAQs
What is a CDD in Florida real estate?
- A Community Development District is a public special district under Florida Statutes Chapter 190 that finances and maintains community infrastructure and charges assessments to properties in the district.
How can I confirm CDD fees for a Port St. Lucie home?
- Check the St. Lucie County Property Appraiser record, review the latest county tax bill for non-ad valorem line items, and verify the district’s adopted budget and assessment schedule.
Are CDD fees the same as HOA dues?
- No, CDD assessments are governmental non-ad valorem charges for district infrastructure and operations, while HOA dues are contractual fees for HOA-owned common areas and rule enforcement.
Will my lender count CDD fees in qualifying?
- Most lenders include recurring CDD assessments in debt-to-income calculations and may escrow them if they appear on the tax roll, so ask your lender early in the process.
Do CDD assessments ever end?
- Debt-service assessments continue until bonds are repaid or refinanced, while O&M assessments are adopted annually and continue to fund ongoing operations and maintenance.
Can CDD fees increase over time?
- O&M assessments can change each year through the public budget process, and special assessments may be adopted for specific projects; bond payments are generally fixed by the bond terms.
Where do I find CDD budgets and meeting minutes?
- Visit the specific district’s website or contact the district manager for adopted budgets, assessment schedules, minutes, and bond documents; your agent can help you locate the correct district.
Are CDD fees tax-deductible?
- Tax treatment can vary, so consult a qualified tax professional regarding deductibility for your situation and loan structure.
