If you are comparing homes in Durbin Crossing, you will see both HOA dues and CDD assessments. They are not the same, and both affect your monthly budget. It is easy to mix them up, especially if you are new to St. Johns County or Florida. In this guide, you will learn what each one is, what they pay for, how they show up on bills, and how to budget for them. Let’s dive in.
HOA vs. CDD basics
A Community Development District, or CDD, is a special-purpose local government created under Florida Statutes Chapter 190. A CDD can plan, finance, build, and operate community infrastructure. It can issue tax-exempt bonds and levy non-ad valorem assessments on properties that benefit from those improvements. A CDD is governed by a board of supervisors. Early on, the board may be developer-appointed. Over time, board seats are typically filled by resident-elected supervisors.
A Homeowners’ Association, or HOA, is a private community association formed by the developer under Florida Statutes Chapter 720. The HOA enforces the community’s covenants and rules, manages common areas it owns, and sets regular dues. The HOA can also levy special assessments for capital needs or shortfalls. The HOA is governed by a board of directors according to the community’s governing documents.
The key difference is this: a CDD is a public entity with the ability to finance and maintain large-scale infrastructure through assessments, while an HOA is a private corporation that manages operations, amenities, and community standards through dues and rules.
What each one funds
CDD assessments typically fund long-lived, capital-intensive infrastructure. Common items include stormwater systems, detention ponds, lift stations, reclaimed water systems, landscaping along rights-of-way, streetlights, sidewalks, and sometimes roads or bridges. Many CDDs also fund large amenity centers, parks, sports fields, and pools. These projects are often financed with bonds so the cost is spread across many years and many homes. The CDD often owns the infrastructure it builds, although some items may be conveyed to the county or utility authorities.
HOA dues fund day-to-day operations and routine maintenance of HOA-owned amenities and common areas. Typical items include pool and aquatics upkeep, fitness centers, clubhouse staffing, landscape maintenance of HOA property, security services, gate operations, pest control for common areas, and management fees. Dues also support insurance for HOA property, community events, and reserves. The HOA owns and manages the common property defined in the CC&Rs and bylaws.
The practical takeaway is that CDDs cover the heavy infrastructure and long-term capital side, while HOAs cover operations, upkeep, and community standards.
How assessments are billed
CDD assessments are typically labeled as non-ad valorem assessments. In St. Johns County, many districts use the county tax roll, which means the CDD shows up on the annual property tax bill. Some districts bill directly instead. You should confirm which method applies to your specific parcel in Durbin Crossing.
HOA dues are billed by the HOA or management company. They are not part of your county property tax bill. Dues may be collected monthly, quarterly, or annually depending on the community’s budget.
Both CDDs and HOAs can place liens for unpaid assessments. Under Florida law, HOA liens can lead to foreclosure if not resolved. CDD liens are public funding obligations and can also be enforced. Lenders consider recurring assessments when qualifying you for a mortgage. The annual CDD amount may be counted in your debt-to-income ratio, so it is important to share accurate numbers with your loan officer early in the process.
Tax treatment varies. Many special assessments for local benefits are treated differently than ad valorem property taxes. You should consult a tax professional to clarify what applies to your situation.
Budgeting in Durbin Crossing
To compare homes in Durbin Crossing with other St. Johns communities, calculate your “total carrying cost.” Here is a simple framework:
- Base housing costs
- Mortgage principal and interest. Use a mortgage calculator for estimates.
- Property taxes. Check current millage rates and any exemptions through St. Johns County.
- Home insurance. Get an estimate from a local agent, since location and construction can affect premiums.
- Recurring community assessments
- HOA dues. Confirm the current amount, billing schedule, and any planned changes in the adopted budget.
- CDD assessment. Confirm the annual amount for the specific lot, whether it includes bond debt service and operations, and whether it appears on the county tax bill or as a separate invoice.
- One-time or occasional charges
- Special HOA assessments for capital projects or shortfalls.
- Special CDD assessments if authorized for new projects.
- Transfer and initiation fees at closing if applicable.
- Reserve and contingency
- Set aside a cushion for special assessments or sudden increases. If reserve studies show low balances, plan for a possible mid-sized special assessment.
Here are hypothetical examples to show how CDD and HOA charges change monthly costs. These are for illustration only, not Durbin Crossing specific figures:
Scenario A: Low community costs
Home price $450,000, 20 percent down, 30-year fixed at 6.5 percent.
Mortgage P&I ≈ $2,254/month.
Property taxes at an example 1.2 percent effective rate ≈ $450/month.
Home insurance ≈ $150/month.
HOA dues $75/month.
CDD assessment $500/year ≈ $42/month.
Total monthly ≈ $2,971.Scenario B: Moderate community costs
Same base assumptions.
HOA dues $150/month.
CDD assessment $2,000/year ≈ $167/month.
Total monthly ≈ $3,171.Scenario C: Higher CDD debt service
Same base assumptions.
HOA dues $150/month.
CDD assessment $4,000/year ≈ $333/month.
Total monthly ≈ $3,337.
The big takeaway is simple. A $2,000 to $4,000 annual CDD assessment increases monthly carrying costs by roughly $167 to $333. When you compare homes, look beyond list price or HOA dues alone. Add everything into one monthly number.
Verify Durbin numbers
In Durbin Crossing, the exact CDD amount can differ by parcel and can change as bonds are repaid or new ones are issued. To get accurate numbers for a specific home, follow these steps:
- Request the current CDD budget and certified assessment roll for the parcel. The district manager or seller’s disclosures often include these.
- Ask how the CDD is collected in St. Johns County for that property. Confirm if it appears on the county tax bill or is billed directly by the district.
- Request the HOA’s current budget, the schedule of dues, and any approved increases for the next fiscal year.
- Ask the title company or seller to provide the exact CDD amount expected for your first billing cycle after closing.
Documents to review
Collect these items during your offer and due diligence period:
HOA
- CC&Rs and bylaws.
- Current budget, latest financials, and reserve study.
- Dues schedule, recent increase history, and any pending special assessments.
- Meeting minutes for the past 12 to 24 months to spot major projects.
- Management and large vendor contracts.
CDD
- Current annual O&M budget and debt service schedule.
- Engineer’s or feasibility report that describes the bonded improvements.
- Assessment roll for the specific lot.
- Recent board meeting minutes and notices for planned capital work.
- Documents that state the collection method, tax roll or direct billing, and any outstanding bonds.
Transactional
- Seller’s disclosure and HOA resale package consistent with Chapter 720.
- Title search for any outstanding HOA or CDD liens.
Red flags to watch
- Very high or fast-rising CDD assessments or HOA dues.
- Recent or planned special assessments that are large in size.
- Low HOA reserves or no current reserve study.
- Active litigation involving the HOA or CDD.
- Developer control with no clear transition plan to residents.
- Bond disclosures for future phases that could add costs for new owners.
Buyer tips for Durbin Crossing
- Verify the parcel-specific CDD amount. Do not rely on a general community number. It may change as bonds amortize or projects are completed.
- Confirm how the CDD is billed for the property. Collection on the tax roll can affect how and when you pay it at closing.
- Share the exact CDD and HOA figures with your lender at pre-approval. Different loan programs treat community assessments in different ways.
- Compare total carrying cost across communities. Build a line-by-line monthly budget that includes mortgage, taxes, insurance, HOA, and CDD.
- If you are relocating or buying new construction, ask for support reviewing budgets, reserve studies, and bond schedules. The goal is to avoid surprises once you move in.
Final thoughts
In St. Johns County, and in Durbin Crossing in particular, both the HOA and the CDD shape your cost of ownership and your experience in the neighborhood. The CDD typically funds large infrastructure and major amenities over time, while the HOA manages day-to-day operations and community standards. When you add both into a single monthly number, you can compare homes with clarity and confidence.
If you want a clear, line-item budget for a specific Durbin Crossing home and help gathering the right documents, connect with Laura Worrell. You will get local, construction-savvy guidance and a steady advocate from first tour to closing.
FAQs
What is a CDD in St. Johns County?
- A CDD is a special-purpose local government formed under Florida Statutes Chapter 190 that finances, builds, and maintains community infrastructure and funds it through non-ad valorem assessments.
How is a CDD different from an HOA in Durbin Crossing?
- The CDD is a public entity that handles infrastructure and long-term capital projects, while the HOA is a private association that manages operations, amenities it owns, and covenant enforcement.
How do CDD assessments appear on my bill in St. Johns?
- Many districts place the assessment on the county property tax bill as a non-ad valorem charge, while some bill directly, so you should confirm the method for your parcel.
Do CDD assessments affect mortgage approval?
- Yes, lenders often treat the annual CDD assessment as a recurring obligation that can impact your debt-to-income ratio, so provide exact figures to your loan officer early.
Are CDD or HOA charges tax-deductible for homeowners?
- Tax treatment depends on the type of charge and IRS rules, so you should consult a tax professional for guidance on your specific situation.
Can the HOA or CDD place a lien if I do not pay?
- Yes, both can record liens for unpaid assessments, and under Florida law those liens can be enforced, which may include foreclosure for HOA liens if not resolved.
