FY 2026 / 2027 St. Johns County Non-Ad Valorem Schedule

Beacon Lake CDD Fees (2026–2027): Annual Cost, Bond Payoff & O&M Breakdown

Complete lot-by-lot breakdown of Beacon Lake Community Development District assessments in 32095 (St. Augustine, FL), including annual Debt Service (capital bond) vs. Operations & Maintenance (O&M) fees and monthly mortgage escrow impact.

Special Taxing District

Six Mile Creek Community Development District — Beacon Lake Phases (St. Johns County)

Separate Master HOA

$120–$220/year master HOA (Townhomes at Beacon Lake carry separate sub-association dues)

How It Is Collected

Included on your annual St. Johns County Property Tax Bill (escrowed monthly)

2026–2027 Beacon Lake CDD Assessment Table by Lot Width

Every parcel in Beacon Lake pays two components on the county tax roll: Annual Debt Service (repaying the infrastructure & amenity bonds, which can be paid off in full) and Annual O&M (ongoing operations, lifeguards, landscaping, and capital reserves, which continues annually).

Product Type / Phase	Typical Lot Width	Annual Debt Service (Bond)	Annual O&M Fee	Total Annual CDD	Monthly Escrow Impact
Townhomes	24'–32'	$1,020 – $1,260	$1,140 – $1,280	$2,160 – $2,540	$180 – $212/mo
43' Single-Family Lots	43'	$1,380 – $1,650	$1,280 – $1,410	$2,660 – $3,060	$222 – $255/mo
53'–63' Single-Family Lots	53'–63'	$1,680 – $2,040	$1,410 – $1,560	$3,090 – $3,600	$258 – $300/mo
73'+ Lakefront & Preserve Lots	73'+	$2,120 – $2,540	$1,560 – $1,720	$3,680 – $4,260	$307 – $355/mo

What Your Beacon Lake O&M Fee Pays For

8,200-sq-ft Lake House Amenity & Fitness Center on a 43-acre paddle-friendly lake, zero-entry pool, Splash Park, culinary teaching kitchen, and tennis/pickleball courts.

Unlike private country clubs that require a $25,000+ initiation fee, Beacon Lake residents enjoy resort waterpark and fitness access built directly into their CDD assessment.

How to Verify if a Resale Home's Bond Is Already Paid Off

Before you submit an offer on any Beacon Lake home, Keith Jones Sr pulls the current St. Johns County Tax Collector TRIM notice and district estoppel letter to confirm the exact remaining bond principal and whether previous owners paid off the Debt Service portion.

Request a Parcel-Specific Beacon Lake Tax & CDD Breakdown →

Compare All 6 St. Johns & NE Florida Master-Planned CDDs

Compare Nocatee, Shearwater, RiverTown, Durbin Crossing, Aberdeen, and Beacon Lake side by side.

Master CDD Comparison →