Northeast Florida CDD Fee & Bond Payoff Guide
Understanding Community Development District (CDD) debt service vs operations & maintenance (O&M) assessments on your property tax bill.
CDD Debt Portion vs. Maintenance Portion Explained
Unlike standard HOA dues, CDD assessments appear directly on your annual county property tax bill under non-ad-valorem assessments. Every CDD fee consists of two parts: the Debt Service portion (used to repay infrastructure bonds over 20–30 years, which can be paid off early) and the Operations & Maintenance (O&M) portion (which funds amenity upkeeps, water parks, and trails indefinitely).
Which communities actually carry a CDD
The single biggest cost difference between two otherwise similar St. Johns County homes is whether the community has a Community Development District at all. Here is where each of the major master plans stands.
| Community | County | CDD? | District of record |
|---|---|---|---|
| Nocatee | St. Johns | Yes | Tolomato CDD — what this parcel actually pays → |
| SilverLeaf | St. Johns | No CDD | No CDD, per the developer. HOA dues are separate — confirm the current St. Johns County tax bill. |
| RiverTown | St. Johns | Yes | Rivers Edge / II / III CDDs — what this parcel actually pays → |
| Shearwater | St. Johns | Yes | Trout Creek CDD — what this parcel actually pays → |
| Beacon Lake | St. Johns | Yes | Meadow View at Twin Creeks CDD — what this parcel actually pays → |
| Durbin Crossing | St. Johns | Yes | Durbin Crossing CDD — what this parcel actually pays → |
| Aberdeen | St. Johns | Yes | Aberdeen CDD — what this parcel actually pays → |
Where this comes from. Every figure links through to a page built from that district's own adopted assessment schedule — Tolomato CDD for Nocatee, Trout Creek for Shearwater, Meadow View at Twin Creeks for Beacon Lake, Rivers Edge for RiverTown, plus the Durbin Crossing and Aberdeen districts. No figure on this site comes from a listing site or a community sales page. CDD yes/no status is corroborated against Momentum Realty's St. Johns County community guide. Districts re-adopt budgets annually, so treat any figure as current-schedule, not permanent.
Send me an address and I will pull the real number — the district, the bond series, the annual debt and O&M split, and whether the bond is already paid off. 904-554-8560.
Nocatee: the actual FY2027 figures
Real debt, O&M and total assessments by village and lot size, taken from the Tolomato CDD's own published schedule — including which homes already have the bond paid off.
See the Nocatee CDD numbers →