Buyer guide · Fees
What is a CDD fee in Port St. Lucie?
What a CDD actually is
Florida lets developers create Community Development Districts under Chapter 190 of the Florida Statutes. The district borrows money through bonds to build infrastructure, such as roads, water and sewer lines, drainage, and sometimes amenities. Homeowners in the district then repay that cost over time through CDD assessments.
That is one reason a new community can offer a lower base price than you might expect. Part of the cost of building the neighborhood is spread out through the CDD instead of being added to the price of every home on day one.
How you pay it
CDD assessments are typically non-ad valorem assessments that the county tax collector places on your annual property tax bill. You will not get a separate monthly CDD bill. If your lender escrows your taxes, the CDD is usually folded into your monthly mortgage payment.
The two parts of a CDD fee
- Debt service. This repays the bonds that built the infrastructure. It is generally fixed for the term of the bonds.
- Operations and maintenance. This covers the district's yearly upkeep. It follows the district budget, so it can go up or down each year.
HOA vs. CDD
| HOA | CDD | |
|---|---|---|
| Who charges it | Private homeowners association | Local special district |
| How it is billed | Usually monthly or quarterly | Yearly, on your property tax bill |
| What it pays for | Common areas, amenities, rules, sometimes lawn care | Roads, utilities, drainage, some amenities |
| Can it change? | Yes, with the association budget | Debt portion usually fixed, upkeep portion can change |
Real numbers from Treasure Coast communities
These come straight from builder websites and brochures. Lennar lists a yearly "special assessment" next to its HOA fees. Ask the builder to confirm exactly how it is billed for your homesite.
| Community | HOA | CDD or special assessment | Source |
|---|---|---|---|
| Waverly Town-Villas (Ryan Homes) | $200/mo | $143/mo CDD | ryanhomes.com, Oct 17, 2026 |
| Brystol at Wylder (Lennar) | $300/mo | $2,232/yr | Lennar brochure, Oct 18, 2026 |
| Glynlea Country Club (Lennar) | $196 to $240/mo | $2,189 to $2,939/yr | Lennar brochure, Oct 18, 2026 |
| Veranda Preserve (Lennar, 55+) | $259/mo | $2,601/yr | Lennar brochure, Oct 18, 2026 |
| Seagrove (Lennar) | $258 to $305/mo | $1,702 to $2,021/yr | Lennar brochure, Oct 18, 2026 |
What it means for your monthly payment
Turn the yearly number into a monthly one so you can compare apples to apples. At Brystol at Wylder, the $2,232 yearly special assessment works out to about $186 per month. Add the $300 HOA, and you are looking at roughly $486 per month in fees on top of your mortgage, taxes, and insurance.
A home that is $15,000 cheaper but carries $100 more per month in fees can cost you more over time. That is why I always line up HOA and CDD side by side before my clients choose a community.
The disclosure you will see in your contract
Florida law (section 190.048) requires the contract for the first sale of a home in a CDD to include a disclosure, in bold type above the buyer's signature, stating that the district may impose taxes or assessments that are separate from county and other local taxes. Read it, and ask for the current yearly amount in writing.
Questions to ask before you sign
- Is there a CDD here, and what is the yearly amount for this homesite?
- How much is debt service, and how much is operations and maintenance?
- How long do the bonds run?
- Can the debt portion be paid off early, and how?
- What does the HOA cover, and what does the CDD cover?
Is a CDD a bad thing?
Not necessarily. A CDD often means better roads, drainage, and amenities from the start, and it can keep base prices lower. The key is knowing the full monthly cost before you fall in love with a model home. That is exactly what I help my clients compare.
CDD fee FAQ
What is a CDD fee?
A CDD fee is an assessment charged by a Community Development District, a special district created under Chapter 190 of the Florida Statutes to pay for community infrastructure such as roads, water and sewer lines, and some amenities. It is separate from your HOA dues.
How do I pay a CDD fee in Florida?
CDD assessments are typically non-ad valorem assessments that the county tax collector includes on your annual property tax bill. If your lender collects taxes through escrow, the CDD is usually built into your monthly mortgage payment.
Is a CDD fee the same as an HOA fee?
No. The HOA is a private association that maintains common areas and enforces community rules, usually billed monthly or quarterly. The CDD is a local special district, and its assessment appears on your property tax bill. Many new construction communities have both, so compare them together.
Do CDD fees ever go down?
A CDD assessment usually has two parts. The debt service portion repays the bonds that built the infrastructure and is generally fixed for the term of the bonds. The operations and maintenance portion follows the district budget and can rise or fall each year. Ask the district or builder how long the bonds run.
How much are CDD fees in Port St. Lucie?
It depends on the community. For example, Ryan Homes shows $143 per month in CDD fees at Waverly Town-Villas in Wylder, and Lennar brochures list annual special assessments from about $1,702 to $2,939 at its Treasure Coast communities, as of October 2026.
This guide is general information, not legal or tax advice. Fees change, so confirm current amounts with the builder and the district before you buy.