Avoid paying $2,000 to $4,000+ every year in non-ad valorem bond assessments. Explore established, high-amenity neighborhoods across Fleming Island, Orange Park, and Green Cove Springs with zero CDD fees.
Mortgage lenders calculate your qualifying debt-to-income (DTI) ratio based on your complete monthly housing expense: Principal, Interest, Property Taxes, Homeowners Insurance, and CDD assessments. When you eliminate the CDD fee, your buying power skyrockets.
Master-planned subdivision with $3,000/yr ($250/mo) in non-ad valorem bond assessments.
Pace Island, Margaret's Walk, or Orange Park CC with luxury amenities & zero CDD fees.
You don't have to sacrifice resort-style amenities to escape CDD fees. These premier communities deliver pools, tennis, guarded security, and water access without non-ad valorem municipal bonds.
The crown jewel of No-CDD living. Pace Island is the only 24/7 guarded and gated community on Fleming Island that carries zero CDD fees.
Gated riverfront enclave situated on the dramatic high bluffs overlooking the St. Johns River. Known for custom estates and majestic moss-draped live oaks.
A prestigious 24/7 guarded, gated golf and country club community centered around winding fairways, Loch Ness lake views, and lush nature preserves.
See how premier No-CDD communities compare directly against neighboring CDD districts in Fleming Island and Orange Park.
| Community | Area | Annual CDD Fee | 10-Year CDD Total | Guarded Gate? | Key Amenities |
|---|---|---|---|---|---|
| Pace Island | Fleming Island | $0 / yr | $0 (Saved!) | ✅ Yes (24/7 Guarded) | 2 Pools, 7 Tennis Courts, Doctors Lake Dock, Boardwalk |
| Eagle Harbor | Fleming Island | ~$2,300 / yr | $23,000 | ❌ No (Open) | Water Parks, Golf, Tennis, Swim Teams |
| Margaret's Walk | Fleming Island | $0 / yr | $0 (Saved!) | ✅ Yes (Gated) | Riverfront Bluff Park, Private Pier, Mature Oaks |
| Fleming Island Plantation | Fleming Island | ~$2,100 / yr | $21,000 | ❌ No (Open) | Splash Park, Golf, Clay County YMCA Campus |
| Orange Park Country Club | Orange Park | $0 / yr | $0 (Saved!) | ✅ Yes (24/7 Guarded) | 18-Hole Golf, Lakes, Clubhouse, Tennis |
| Oakleaf Plantation | Orange Park / Jax | ~$2,000 / yr | $20,000 | ❌ No (Open) | Water parks, Fitness Centers, Athletic Fields |
Don't waste time falling in love with a home only to find a $3,500/year surprise on the county tax bill. Chris Moore curates a direct MLS feed of active homes in Pace Island, Orange Park Country Club, and surrounding No-CDD enclaves.
Everything you need to know about taxes, HOAs, and resale value in Clay County.
Yes. Most established communities like Pace Island or Orange Park Country Club have an HOA that collects dues (typically quarterly or annually) to maintain the entry gates, security guards, swimming pools, tennis courts, and common landscaping. However, HOA dues do not carry a 30-year municipal bond assessment.
Never rely solely on MLS listing descriptions, which often contain typographical errors. We look up the parcel on the official county tax collector database (e.g. Clay County Tax Collector) and check the "Non-Ad Valorem Assessments" section. A true No-CDD home will show only standard county service items like solid waste or stormwater.
In many cases, homes in neighborhoods like Pace Island or Margaret's Walk command higher sale prices because of larger lot sizes, mature oak trees, and superior locations. However, because you pay $0 in CDD fees, your total monthly mortgage carrying cost is often identical to a lower-priced home in a high-CDD subdivision.
Prior to the widespread use of Chapter 190 Community Development Districts, developers were required to finance upfront infrastructure privately or secure municipal utility agreements. In modern Florida developments, developers use CDD bonds to shift infrastructure financing directly onto the future homeowners' property tax bills.
