Buyer guide · Central Florida new construction

CDD and HOA fees, explained

Two new homes at the same price can have very different monthly costs. The difference is usually the CDD. Here's how it works, and how to get the real number before you sign.

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What a CDD is

A Community Development District (CDD) is a special taxing district that Florida law (Chapter 190, Florida Statutes) lets developers create. The CDD borrows money by selling bonds to pay for roads, water and sewer, drainage and often the amenities. Homeowners pay that back through a yearly assessment.

The key thing: the CDD assessment shows up on your property tax bill, not your HOA statement. That's why buyers miss it.

The two parts of a CDD assessment

  • Debt service: pays back the bonds. It ends when the bonds are paid off.
  • Operations and maintenance (O&M): pays to run and maintain what the CDD owns. It continues every year and can change with the district's budget.

CDD vs. HOA

CDD HOA
What it is A local government district A private homeowners association
How you pay Once a year, on your property tax bill Monthly or quarterly, billed by the HOA
What it pays for Infrastructure the district built, plus its upkeep Common areas, amenities and rule enforcement; sometimes lawn care, internet or TV
Can you have both? Yes. Many new communities have both. Yes
Prices and incentives can vary. Builder prices, incentives, HOA dues and CDD assessments change often and may not include lot premiums, options or upgrades. Call Tyler at 407-490-5289 for today's numbers before you visit.

How to get the real number

  • Buying new: ask the builder for the CDD disclosure for your specific lot. Assessments often vary by lot size.
  • Check the source: most CDDs post their budget and assessment table on their own website.
  • Buying resale: look up the home on the county tax collector's site. The CDD appears as a non-ad valorem assessment on the tax bill.
  • Add it to your payment: divide the yearly CDD by 12 and add it to your HOA, taxes and insurance. Ask your lender how they're counting it.

Fees by community

Community Area Builder HOA CDD
Wellness Ridge Wellness Way Lennar Verify Yes · Wellness Ridge CDD · amount Verify
Lakehaven Estates Wellness Way Pulte Verify Yes · Lakehaven CDD · amount Verify
Del Webb Lakehaven (55+) Wellness Way Del Webb Verify Verify
Parkside Trails Wellness Way Pulte Verify Yes · amount Verify
Reflections at Olympus · Legacy Wellness Way David Weekley $280/mo $1,832.61 (per builder; period verify)
Reflections at Olympus · Valor Wellness Way David Weekley $265/mo $1,416.11 (per builder; period verify)
Reflections at Olympus · Summit Wellness Way David Weekley $325/mo $916.30 (per builder; period verify)
Del Webb Minneola (55+) Hills of Minneola Del Webb Verify Hills of Minneola CDD · confirm lot & amount (Verify)
Cyrene at Minneola Villas* Hills of Minneola Meritage Not published Verify
Cyrene at Minneola* Hills of Minneola Meritage Not published Verify
Hills of Minneola 40' Hills of Minneola Dream Finders Verify Hills of Minneola CDD · confirm lot & amount (Verify)
Hills of Minneola 50' Hills of Minneola Dream Finders Verify Hills of Minneola CDD · confirm lot & amount (Verify)
Hills of Minneola 60' Hills of Minneola Dream Finders Verify Hills of Minneola CDD · confirm lot & amount (Verify)
Serenade at Ovation Horizon West Dream Finders Verify Verify
Northlake at Ovation Horizon West Ashton Woods Verify Verify
Silverleaf Oaks Horizon West Pulte Not published No CDD (per Pulte)
Hamlin Meadows Horizon West Dream Finders Verify No CDD (per Dream Finders)
Waterleigh Horizon West D.R. Horton Verify Verify
Parkview at Hamlin Horizon West DRB Homes Verify Verify
Westhaven at Ovation Horizon West Toll Brothers Verify Verify
Lake Star at Ovation Horizon West M/I Homes Verify Verify
Harvest at Ovation Horizon West Taylor Morrison Verify Verify
Osprey Ranch Horizon West K. Hovnanian Verify Verify
Avalon Woods Horizon West Dream Finders Verify Verify

Figures come from builder websites and CDD district sites as of September 22, 2026. “Verify” means the figure isn't published or sources conflict. “Yes” means a CDD district exists or was approved; the dollar amount still needs confirming for your lot. Never rely on a Verify figure.

CDD and HOA FAQs

Is a CDD bad?

Not by itself. It's a way of paying for the neighborhood's infrastructure over time instead of in the price of the home. The problem is only when buyers don't budget for it. Compare total monthly cost, not sticker price.

Where do I see the CDD on a tax bill?

It's listed as a non-ad valorem assessment, separate from the regular property taxes. The county tax collector's website shows it for any address.

Does the CDD ever go away?

The debt service part ends when the district's bonds are paid off. The operations and maintenance part continues every year.

Can I pay off my CDD early?

Some districts let you prepay the debt service portion. Ask the district manager, since it depends on the district and your lot.

Which communities here have no CDD?

As of September 22, 2026, Pulte says Silverleaf Oaks has no CDD and Dream Finders says Hamlin Meadows has none, both in Horizon West. For any other community, get the builder's written CDD disclosure.

Before you walk into a model home

Here's the part most buyers learn too late: many builders require your agent to be with you, or registered, on your very first visit to the sales center. Walk in alone and sign the guest card, and the builder may not let you add an agent later. Each builder's rule is different.

Call me before you go. I'll register you, and the builder pays my fee, not you. Then I'm the one negotiating the incentives, reviewing the builder's contract with you, and walking the house before closing.

Call Tyler before your first visitBook a callCall 407-490-5289
Sources (checked September 22, 2026)

Tyler Labod, REALTOR® · The Labod Team · brokered by Real Broker, LLC · FL License SL3473827 · 407-490-5289 · Tyler.Labod@outlook.com

Tyler Labod and Real Broker, LLC are not affiliated with, and do not represent, any builder named on this page. Builder names are used only to identify communities. "From" prices, HOA and CDD figures come from builder websites and public sources checked September 22, 2026. They change often, may not include lot premiums or options, and are not guaranteed. Anything marked "Verify" has not been confirmed and should not be relied on. Confirm every figure with the builder, the CDD and your lender before you sign. School assignments can change; confirm with the school district. This page is general information, not legal, tax or financial advice.

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