Subdivision & Community Master Index
Understanding CDD fees, HOA dues, and bond payoff statuses is essential when calculating your true annual home ownership costs in Northeast Florida.
| Subdivision | Location | Community Type | CDD Status | Bond Payoff Intelligence |
|---|---|---|---|---|
| Eagle Harbor | Fleming Island (Clay Co.) | Golf & Water Park Master Plan | Has CDD (ask Chris for the parcel figure) | Many older bond debt portions paid off! |
| Fleming Island Plantation | Fleming Island (Clay Co.) | Master Planned Community | Has CDD (ask Chris for the parcel figure) | Partial bond payoffs common |
| Pace Island | Fleming Island (Clay Co.) | 24/7 Gated Sanctuary | No CDD Fee | Standard HOA dues only |
| Oakleaf Plantation | Orange Park (Clay Co.) | Mega Master Plan | Has CDD (ask Chris for the parcel figure) | East vs West CDD board variations |
| Two Creeks | Middleburg (Clay Co.) | Family Master Planned | Has CDD (ask Chris for the parcel figure) | Active bond debt outstanding |
| Seven Pines | Jacksonville (Duval Co.) | Modern Master Plan | No CDD Fee | Legacy infrastructure without CDD |
| eTown | Jacksonville (Duval Co.) | Smart-Home Master Plan | Has CDD (ask Chris for the parcel figure) | Smart energy master plan bond |
| Bartram Springs | Jacksonville (Duval Co.) | Family Master Planned | Has CDD (ask Chris for the parcel figure) | Bonds approaching full payoff |
| Mandarin Oaks | Mandarin (Duval Co.) | Established River Corridor | No CDD Fee | No CDD fees; established lots |
| Nocatee (Twenty Mile, Riverwood) | Ponte Vedra / St. Johns (St. Johns Co.) | #1 FL Master Planned Community | Has CDD — Tolomato CDD (parcel-specific) | Massive variance between villages |
| SilverLeaf | St. Johns (St. Johns Co.) | Mega Master Plan | Has CDD (amount varies by phase) | Newer phases carry bond debt |
| Beachwalk | St. Johns (St. Johns Co.) | Crystal Lagoon Resort Community | Has CDD (figure not published) | Crystal Lagoon O&M premium |
| Shearwater | St. Johns (St. Johns Co.) | Kayak & Nature Master Plan | Has CDD — Trout Creek CDD (parcel-specific) | Active bond debt outstanding |
⚡ Want the Exact CDD Bond Payoff Status for a Specific Address?
Did you know two homes on the exact same street in Nocatee, Eagle Harbor, or SilverLeaf can have materially different tax bills depending on whether the original CDD construction bond has been prepaid? That figure is set per parcel, not per community. Check the non-ad valorem line on the county tax bill, or ask the listing agent for the number on that address — Chris pulls it before you tour or make an offer.
Eagle Harbor is in The Crossings at Fleming Island Community Development District (thecrossingsatflemingislandcdd.com). Check the non-ad valorem line on the Clay County tax bill for the address — Chris pulls it before you tour or make an offer.
SilverLeaf does not have a CDD, per the developer (silverleafflorida.com). HOA dues are separate; confirm current HOA with the association. Still confirm the St. Johns County tax bill.
Chris Moore pulls direct county tax records to verify exact non-ad-valorem line items for any property before you submit an offer.Community Development District (CDD) assessments repay the bonds that built a community's infrastructure, typically over decades, and appear on the tax bill on top of any HOA dues. The amount differs by community and by phase — always pull the actual assessment for the specific lot. HOA fees cover common area maintenance. Evaluating whether CDD debt is expiring gives buyers significant leverage.
Q: What builder flex incentives are available for new construction?
A: Many builders offer incentive packages — often as rate buydowns or closing-cost credits through a preferred lender — and the amounts change month to month and community to community. Always get the current incentive sheet in writing and compare it against the total price, not in isolation. Bringing an independent buyer agent to your first visit protects your pricing rights. Homes zoned for highly rated schools often carry a price premium over otherwise comparable homes zoned elsewhere — the size of that premium shifts with the market, so compare recent sales on both sides of the boundary.
Q: What is the difference between an instant cash offer and listing on MLS?
A: A cash offer trades speed and certainty — an as-is close in days, no showings — against the open market, which usually nets more but takes longer and depends on condition, pricing and timing. Run both numbers side by side before deciding.