Subdivision & Community Master Index
Two homes on the same cul-de-sac can carry very different tax bills once you add CDD assessments and HOA dues to the mortgage payment. The subdivision, the phase, and the bond payoff schedule all move that number — here's the community-by-community breakdown before you fall in love with a floor plan.
| Subdivision | Location | Community Type | CDD Status | Bond Payoff Intelligence |
|---|---|---|---|---|
| Eagle Harbor | Fleming Island (Clay Co.) | Golf & Water Park Master Plan | Has CDD (ask Keith for the parcel figure) | Many older bond debt portions paid off! |
| Fleming Island Plantation | Fleming Island (Clay Co.) | Master Planned Community | Has CDD (ask Keith for the parcel figure) | Partial bond payoffs common |
| Pace Island | Fleming Island (Clay Co.) | 24/7 Gated Sanctuary | No CDD Fee | Standard HOA dues only |
| Oakleaf Plantation | Orange Park (Clay Co.) | Mega Master Plan | Has CDD (ask Keith for the parcel figure) | East vs West CDD board variations |
| Two Creeks | Middleburg (Clay Co.) | Family Master Planned | Has CDD (ask Keith for the parcel figure) | Active bond debt outstanding |
| Seven Pines | Jacksonville (Duval Co.) | Modern Master Plan | No CDD Fee | Legacy infrastructure without CDD |
| eTown | Jacksonville (Duval Co.) | Smart-Home Master Plan | Has CDD (ask Keith for the parcel figure) | Smart energy master plan bond |
| Bartram Springs | Jacksonville (Duval Co.) | Family Master Planned | Has CDD (ask Keith for the parcel figure) | Bonds approaching full payoff |
| Mandarin Oaks | Mandarin (Duval Co.) | Established River Corridor | No CDD Fee | No CDD fees; established lots |
⚡ Q: Is the CDD Bond on This Specific Lot Paid Off — or Just the Neighbor's?
Here's the trap: two houses on the exact same street in Eagle Harbor or Oakleaf can carry different tax bills depending on the phase they were platted in and whether that phase's construction bond has been prepaid. A general "CDD range" for the subdivision won't tell you that — only the parcel record will.
Eagle Harbor is in The Crossings at Fleming Island Community Development District (thecrossingsatflemingislandcdd.com). Confirm the line on the Clay County tax bill before you write — Keith will pull it for the parcel.
Oakleaf has a CDD, and which one depends on the side of SR-23 / First Coast Expressway. East is the Double Branch Community Development District (doublebranchcdd.com); west is the Middle Village Community Development District (middlevillagecdd.com). Amounts differ by district and by single-family versus multifamily. Confirm the line on the Clay County tax bill before you write — Keith will pull it for the parcel.
Keith Jones Sr pulls the direct county tax record and the non-ad-valorem line items for the specific address before you write an offer, not after. If the bond is close to retiring, that's leverage in the negotiation. If it isn't, you need to know before you sign, not at the closing table.
Q&A: What Buyers Get Wrong About Community Costs
Q: Is a CDD fee the same thing as an HOA fee?
A: No, and treating them as one line item is how buyers underbudget. A CDD assessment repays the bond that financed roads, utilities, and amenity centers — it rides on the tax bill, and in the Duval and Clay communities I work most it vary by community and phase. An HOA fee is separate: it funds ongoing common-area upkeep, not construction debt. The caveat — both numbers are set at the community and phase level, so pull the actual figures for the lot, not the subdivision average.
Q: Should a buyer wait for a builder incentive, or is that a trap?
A: Depends on what's actually being offered. Rate buydowns and closing-cost credits through a preferred lender shift by the month and by the community, and sales-center staff have no obligation to tell you if this month's number is worse than last month's. Get the incentive sheet in writing and weigh it against the full price, not the discount headline. Bring an independent broker to the first visit — that's what keeps the comparison honest.
Q: Do golf, gated, and 55+ communities carry different risk than a standard subdivision?
A: Usually, yes — amenity-heavy communities layer club dues, capital reserve assessments, or age-restriction covenants on top of the standard CDD/HOA math, and those obligations don't show up on the listing sheet. I read the HOA and club financials before a buyer writes an offer in one of these communities, because a healthy reserve fund today doesn't guarantee no special assessment next year.
Q: What if the seller is already behind on the mortgage — does that change how a buyer should approach the deal?
A: It changes almost everything about timing and paperwork. A short sale or pre-foreclosure requires lender approval on top of the buyer's own contingencies, which stretches the settlement calendar and changes what the seller can actually accept. I've taught the state-approved short-sale course to other agents for exactly this reason — bring me that kind of hard case and I'll lay out the realistic timeline before you write the offer, not after.