Sticker shock happens when you look at a home’s price, then realize HOA and CDD fees can add hundreds of dollars to your monthly outlay. If you are shopping in Lake Nona, those fees vary by neighborhood and by home type, which makes apples-to-apples comparisons tough. You deserve a clear, practical way to see the full monthly picture before you fall in love with a property. In this guide, you will learn what HOA and CDD fees are, how they show up on your bills, how to estimate a true monthly payment, and how to find exact amounts for any address. Let’s dive in.
HOA vs. CDD: What they cover
HOA basics in Florida
Homeowners associations are private associations that enforce community covenants and maintain shared amenities and services. Dues are set in the community’s governing documents and collected monthly, quarterly, or annually. HOA boards manage budgets, can adjust dues per their procedures, and may levy special assessments to fund major projects.
CDD basics in Florida
Community Development Districts are special-purpose local governments created under Florida Statutes Chapter 190. CDDs finance infrastructure like roads, water and sewer systems, stormwater, and community amenities through bonds. They collect non-ad valorem assessments for debt service and operations and maintenance. These assessments typically appear as separate lines on your county property tax bill.
Key differences to know
- HOA dues are private association fees. CDD assessments are governmental non-ad valorem assessments that are billed with property taxes.
- HOAs fund services and reserves. CDDs usually repay long-term infrastructure bonds and cover district operations.
- Unpaid HOA dues can result in association liens. Unpaid CDD assessments are collected as tax liens and can lead to foreclosure processes.
How fees vary in Lake Nona
Lake Nona includes multiple master-planned neighborhoods, and each was designed with different amenities and financing structures. That is why fees vary.
- Amenities drive costs. Communities with staffed clubhouses, pools, fitness centers, and programmed activities tend to have higher HOA dues to operate and maintain those features.
- Home type matters. Condos and some townhome enclaves often have higher dues when exterior maintenance, insurance, or shared systems are included. Detached single-family neighborhoods vary based on landscaping scope and amenities.
- Services included change the math. Bulk cable or Internet, lawn care, irrigation, and security all add to HOA budgets. What is included can offset your other monthly expenses.
- Age and scale play a role. Newer developments may show lower dues early on, then adjust as control transitions from the developer to homeowners and full costs are reflected.
Neighborhood examples help frame the range. Laureate Park is a newer, amenity-rich environment with a mix of townhomes and single-family homes, so you should expect both HOA dues for amenities and the possibility of CDD assessments tied to community infrastructure. VillageWalk at Lake Nona is an age-restricted active-adult community with substantial on-site amenities and programming, which typically correlates with higher HOA dues to support services. Exact dollar amounts must be verified for each property and year.
Your monthly payment math
To see the real monthly number, build a complete budget that includes more than principal and interest.
Monthly formula: Mortgage principal and interest + one-twelfth of annual property taxes + one-twelfth of annual insurance + HOA dues + one-twelfth of annual CDD assessment + other recurring fees.
The examples below are illustrative only. They use a 30-year fixed loan at an example rate of 6.5 percent and a simple property tax estimate at 1.25 percent of purchase price per year. Insurance and fees vary by property. Always verify amounts for the specific parcel.
Example A: Entry-level townhome
- Purchase price: $350,000
- Down payment: 10 percent, loan $315,000
- Mortgage P&I at 6.5 percent: about $1,993 per month
- Property taxes at 1.25 percent: $4,375 per year, about $365 per month
- Homeowner’s insurance: $1,200 per year, about $100 per month
- HOA dues: $200 per month
- CDD assessment: $1,200 per year, about $100 per month
- Approximate total monthly: $2,758
Example B: Mid-range single-family in an amenity community
- Purchase price: $550,000
- Down payment: 20 percent, loan $440,000
- Mortgage P&I at 6.5 percent: about $2,780 per month
- Property taxes at 1.25 percent: $6,875 per year, about $573 per month
- Homeowner’s insurance: $1,800 per year, about $150 per month
- HOA dues: $350 per month
- CDD assessment: $1,800 per year, about $150 per month
- Approximate total monthly: $4,003
Example C: Active-adult, amenity-heavy community
- Purchase price: $650,000
- Down payment: 20 percent, loan $520,000
- Mortgage P&I at 6.5 percent: about $3,280 per month
- Property taxes at 1.25 percent: $8,125 per year, about $677 per month
- Homeowner’s insurance: $2,000 per year, about $167 per month
- HOA dues: $600 per month
- CDD assessment: $2,400 per year, about $200 per month
- Approximate total monthly: $4,924
These scenarios show how HOA and CDD can add several hundred dollars per month. If you do not include them in your budget, you can underestimate your true monthly cost.
How to find exact amounts
You can verify HOA and CDD numbers for any Lake Nona property with a focused document checklist and a few quick searches.
HOA documents to request
- Ask the seller or title company for the HOA resale certificate or estoppel letter. It should list current dues, frequency, delinquent amounts, transfer fees, and any pending special assessments.
- Review the current year budget, most recent financials, and any reserve study to gauge whether reserves are adequate for future repairs.
- Confirm what the dues include, such as landscaping, exterior maintenance, cable or Internet, security, pest control, and amenity access.
- Read recent meeting minutes for planned projects or discussions of increases.
- Verify rules that affect use and value, including rental policies, pet rules, short-term rental restrictions, age restrictions where applicable, and architectural review requirements.
- Confirm the seller is current on assessments and ask about any scheduled special assessments.
CDD assessments to verify
- Look up the parcel’s current year property tax bill. CDD assessments typically appear as non-ad valorem lines separate from ad valorem taxes.
- Request the CDD’s adopted budget and the bond amortization schedule. These show the annual debt service and operations and maintenance charges and whether the debt portion declines over time.
- Ask for the most recent CDD disclosure provided to the seller. Many contracts include a CDD disclosure addendum.
- Check whether the CDD has planned capital projects or budget changes that could affect future assessments.
Quick sources to contact
- Orange County Property Appraiser and Tax Collector for parcel lookups and non-ad valorem assessment details.
- The CDD’s management office for budgets and bond schedules. These are public records.
- The HOA’s management company or board for dues, budgets, CC&Rs, and minutes.
Red flags to watch
- Very low dues paired with thin reserves or recent special assessments.
- Delays or refusal to provide an estoppel letter or complete financials.
- Imminent transitions from developer to homeowner control, which can lead to fee adjustments.
- Bond schedules showing increases or new issuances that could raise CDD assessments.
Compare communities the smart way
Comparing HOA and CDD fees in Lake Nona works best when you translate everything to a monthly number and weigh what you get for what you pay.
- Do the per-month math. Add the HOA monthly amount to one-twelfth of the CDD assessment to see the combined impact on cash flow.
- Evaluate inclusions. A higher HOA that covers lawn care and bulk Internet may lower your separate bills, while a lower HOA could mean more out-of-pocket costs.
- Think total cost of ownership. Consider reserves, maintenance responsibilities, and the potential for special assessments.
- Consider resale. Communities with stable budgets and healthy reserves often see smoother resale outcomes because future costs feel more predictable to buyers.
Negotiation levers
- Request a seller credit if a special assessment is disclosed before closing.
- Use documented budget changes or pending assessments to inform pricing discussions.
- Start your document review early in contingencies so you can act if something unexpected appears.
Tax and legal notes
- CDD debt service assessments are generally not tax deductible for typical homeowners. HOA dues are generally not deductible for personal residences. Tax rules can be nuanced, so consult a qualified tax professional for your situation.
Next steps in Lake Nona
If Lake Nona is on your short list, build a clean side-by-side comparison of your top neighborhoods using the checklist above. Then verify each property’s HOA and CDD figures before you write an offer. With the right prep, you can choose the community that fits your lifestyle and your monthly budget.
Have questions about a specific address or need a customized monthly breakdown with real HOA and CDD numbers? Connect with Keith Renner for neighborhood-specific guidance and a tailored plan for your Lake Nona move.
FAQs
What is a CDD in Florida and how is it billed?
- A Community Development District is a special-purpose local government that funds infrastructure. Its non-ad valorem assessments generally appear as separate lines on your county tax bill.
Do all Lake Nona homes have CDD assessments?
- No. Some neighborhoods carry CDD assessments for infrastructure and amenities, while others do not. Always check the specific parcel’s tax bill and the CDD budget.
How can I confirm an HOA’s current dues and any pending increases?
- Request the HOA resale certificate or estoppel letter, plus the current budget, financials, and recent meeting minutes that may discuss changes.
Can a CDD assessment decrease or be prepaid?
- The debt service portion can change if bonds are prepaid, refunded, or reach maturity, and some parcels may no longer carry debt if bonds are fully defeased. Ask the CDD manager for the bond amortization schedule.
How do HOA and CDD fees impact my mortgage escrow?
- If you escrow taxes and insurance, your mortgage payment will include one-twelfth of your annual property taxes where CDD lines appear. HOA dues are typically paid directly to the association unless your lender arranges otherwise.
Are HOA dues or CDD assessments tax deductible?
- For most homeowners, HOA dues and CDD assessments are not deductible for a primary residence. Speak with a tax professional about your specific situation.
What should I budget beyond HOA and CDD?
- Include utilities, routine maintenance, and a contingency for potential special assessments, especially in amenity-heavy or older communities.
