St. Johns County CDD fees pay for the upfront construction and long-term maintenance of community infrastructure such as roads, amenities, utilities, stormwater systems, and public spaces. These fees allow developers to build large master-planned communities without raising general county taxes, shifting those costs to the homeowners who directly benefit from them.

What Do St. Johns County CDD Fees Actually Pay For?

• Construction of roads, sidewalks, and drainage systems
• Community amenities like pools, clubhouses, fitness centers, and parks
• Stormwater management and water control infrastructure
• Utility extensions and public service infrastructure
• Ongoing maintenance and long-term bond repayment

Community Development Districts (CDDs) are special-purpose districts commonly used throughout St. Johns County to finance large-scale residential development. Instead of a developer funding all infrastructure upfront—or the county absorbing those costs—CDD bonds are issued to cover the expense of building the community.

Those bonds are then repaid over time through annual CDD assessments paid by homeowners within the district. This structure allows communities to be built faster, with more amenities, and without increasing taxes for residents outside the development.

For buyers, CDD fees often explain why newer neighborhoods have resort-style pools, extensive walking trails, landscaped entrances, and newer roads. For investors, CDDs directly impact operating costs, cash flow, and long-term return calculations—making them a critical line item to understand before purchasing.

It’s important to note that CDD fees are not arbitrary. They are tied to a specific budget, publicly recorded, and governed by a CDD board. Over time, some portions of the CDD assessment may decrease as bond obligations are paid down, while the maintenance portion typically remains.

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Common Misconceptions About CDD Fees

One of the most common misunderstandings is that CDD fees are the same as HOA fees. They are not. While both are recurring costs, they serve very different purposes.

HOA fees generally cover day-to-day community operations such as landscaping, management, and rule enforcement. CDD fees, on the other hand, primarily fund infrastructure and long-term capital expenses through bond repayment.

Another misconception is that CDD fees provide no value. In reality, many of the features that attract buyers and tenants—amenities, aesthetics, and infrastructure quality—exist specifically because of CDD funding.

Important Considerations for Buyers and Investors

For buyers, the key question isn’t whether a home has a CDD—it’s whether the value provided aligns with the total cost of ownership. A home with higher monthly costs but superior amenities and resale demand may outperform a cheaper home with fewer features.

Investors should evaluate:

• How CDD fees affect monthly cash flow
• Whether renters perceive value in the amenities
• The remaining bond term and long-term assessment outlook
• Comparable rents in non-CDD communities

In St. Johns County specifically, many high-demand communities include CDDs, meaning avoiding them entirely can significantly limit inventory options.

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FAQ

Are CDD fees permanent? Not always. The bond portion of a CDD assessment typically expires once the debt is paid off, though the maintenance portion usually continues.

Do all St. Johns County neighborhoods have CDD fees?
No. CDDs are most common in newer, master-planned communities. Older or smaller neighborhoods may not have them.

Can CDD fees increase over time?
Maintenance portions can change based on operating costs, but bond repayment amounts are generally fixed unless refinanced.

Next Steps

If you'd like help navigating this topic, reach out to the Kim Devlin Team and continue exploring helpful resources to better understand how CDD fees impact buying and investing decisions.