Are you seeing both CDD and HOA fees on Winter Garden listings and wondering what they actually mean? You are not alone. These fees affect your total monthly cost and can vary from one neighborhood to the next. In this guide, you will learn what each fee covers, how they show up on bills and listings, how to estimate your monthly payment, and the key questions to ask before you write an offer. Let’s dive in.
CDD vs. HOA at a glance
What a CDD is
A Community Development District (CDD) is a special-purpose unit of local government created under Florida Statutes Chapter 190. It can plan, finance, build, and maintain public infrastructure and amenities within a set boundary. Many districts issue bonds to fund roads, water and sewer systems, stormwater facilities, parks, and recreation spaces. Those bonds are repaid over time through non-ad valorem assessments on properties inside the district.
CDD boards are elected. In early years, a developer often controls the board until enough residents can vote. Each year, the board adopts budgets for debt service and operations.
What an HOA is
A Homeowners’ Association (HOA) is a private entity formed by recorded covenants under Florida Statutes Chapter 720. It enforces community rules and collects dues for services like common-area landscaping, amenity upkeep, insurance for common elements, management, and reserves. Some HOAs cover extra services such as exterior maintenance, bulk cable, or trash, depending on the community.
Why many Winter Garden homes have both
In Winter Garden and the west Orange County area, including parts of Horizon West, many master-planned communities use both. The CDD helps finance and maintain large-scale public infrastructure and district-owned amenities. The HOA manages day-to-day neighborhood standards and private common areas. When you buy in these neighborhoods, you may pay both a CDD assessment and HOA dues.
What your fees pay for
What CDD assessments cover
- Capital debt service that repays bonds for infrastructure
- District operations such as landscaping of major corridors, stormwater and lake maintenance, and security or staffing for district-owned amenities
- Administration and engineering for the district
What HOA dues cover
- Maintenance of private common areas like neighborhood landscaping and pools
- Management company fees and insurance for common elements
- Utilities for common areas and reserve contributions
- Enforcement of community rules and possible gate or security services
- In some communities, extras like exterior maintenance, trash, or bulk cable
How fees show up on bills and listings
On your property tax bill
CDD assessments are often collected through the county tax roll as a separate non-ad valorem line on the Orange County property tax bill. That means you may see a distinct CDD line item in addition to your ad valorem property taxes.
In the MLS and marketing
Listings typically show HOA dues with an amount and payment frequency. CDD information can be inconsistent. Some listings show an annual CDD figure, others show a monthly equivalent, and some omit the CDD line entirely. Always verify the presence and amount of any CDD assessment for the specific parcel.
How often you pay
- CDD assessments are often annual or semiannual. Some owners escrow them with their mortgage, which spreads the cost monthly.
- HOA dues are usually billed monthly, quarterly, or annually. HOAs can levy special assessments when reserves are not adequate for large projects.
Estimating your total monthly cost
When you compare homes with different fee structures, put everything on the same timeline. This makes your budget decisions clearer.
Step-by-step method
- Gather confirmed amounts
- Request the HOA fee schedule, what those dues cover, and any current or planned special assessments.
- Ask for the most recent CDD assessment amount and payment schedule. Confirm whether any portion was prepaid and whether the assessment appears on the tax bill.
- Check Orange County property tax records for non-ad valorem CDD lines and verify with the district’s adopted budget if needed.
- Ask for the HOA’s current budget, most recent financials if available, and reserve information.
- Convert to a consistent period
- Convert annual CDD assessments to a monthly number by dividing by 12.
- Add monthly HOA dues and the monthly CDD equivalent to see your combined community charges.
- Build your full monthly estimate
- Add mortgage principal and interest, property taxes, homeowner’s insurance, HOA dues, CDD monthly equivalent, utilities, and a maintenance reserve. If applicable, include PMI.
- Stress-test for increases
- HOAs often adjust dues annually. Check the governing documents for caps and review recent meeting minutes.
- CDD operations can change as the district matures. Bond debt generally follows a fixed repayment schedule, but operations budgets may rise.
Sample calculation (illustrative only)
- Purchase price: $400,000
- Mortgage principal and interest (30-year, 6% with 20% down): about $1,919 per month
- Property taxes estimate: $5,000 per year, about $417 per month
- Homeowner’s insurance estimate: $125 per month
- HOA dues: $250 per month
- CDD assessment: $2,400 per year, about $200 per month
Estimated monthly housing cost: $1,919 + $417 + $125 + $250 + $200 = $2,911 per month. Actual numbers in Winter Garden will vary, so verify each line item.
Practical checks and questions to ask
Quick checks during listing review or a tour
- Look for separate HOA and CDD fields in the listing. If one is missing, ask the agent.
- Confirm the property’s current tax bill to see if a CDD non-ad valorem assessment appears.
- Ask: “Is this home inside a CDD? What is the current annual assessment and payment schedule? Was any portion prepaid?”
- Verify HOA status, dues, frequency, and what those dues cover.
Documents to request during due diligence
- HOA: Declaration of covenants, bylaws, rules, current budget, most recent financials if available, reserve study, recent meeting minutes, and an estoppel letter showing balances and any pending special assessments.
- CDD: Adopted budget, debt service schedule, meeting minutes, and any assessment roll or parcel disclosure.
- Seller and community disclosures required in Florida.
Key questions for the HOA
- What exactly do dues cover today, and are increases planned this year?
- Are there pending or proposed special assessments?
- What are rental policies, pet rules, architectural guidelines, and approval timelines?
- What are transfer or estoppel fees and turnaround times?
- Is the HOA professionally managed? Any ongoing lawsuits or major deferred maintenance?
Key questions for the CDD
- What is the current annual assessment for this parcel, and how is it collected?
- How long does the bond repayment run, and are there planned changes that could affect assessments?
- Which services are CDD-funded versus HOA-funded in this community?
- Who serves on the CDD board and when are meetings held? Where can budgets and minutes be viewed?
Typical cost ranges in Florida
- HOA dues: Often under $200 per month for basic services. Amenity-rich or new construction communities commonly range from $200 to $400 or more per month.
- CDD assessments: Can range from a few hundred dollars to several thousand dollars per year per home, depending on bond size, infrastructure, and unit type.
Use these as general guideposts. Always verify the exact numbers for the specific home.
Common surprises to watch for
- CDD assessments can run for decades because they repay long-term bonds.
- Listings may show a monthly CDD estimate instead of the annual number or omit it. Confirm the annual assessment for apples-to-apples comparisons.
- Early in a project, a developer may control the CDD board. Budgets can change as a community transitions to resident control.
- HOA rules can limit rentals or certain exterior changes. Make sure the policies align with your plans.
Where to verify information
- Orange County Property Appraiser and Tax Collector records for the current tax bill and non-ad valorem assessments.
- The CDD’s official website or management company for adopted budgets, meeting agendas, minutes, and bond information.
- The HOA’s management company or board for governing documents, budgets, reserve information, and estoppel letters.
- Florida Statutes Chapter 190 for CDDs and Chapter 720 for HOAs for the legal framework.
- Your lender for how CDD assessments are treated in qualifying and escrow.
Final thoughts for Winter Garden buyers
Understanding both CDD assessments and HOA dues helps you compare homes on true monthly cost, not just list price. In Winter Garden, the mix of master-planned neighborhoods means fee structures can differ even across the street. Verify each number, convert to monthly, and ask targeted questions so you can buy with confidence.
If you want help pulling records, reading budgets, and comparing communities side by side, connect with Francisco Orchilles for local, step-by-step guidance.
FAQs
What is a CDD in Florida and how does it affect buyers?
- A CDD is a local government entity that funds and maintains infrastructure and amenities; buyers inside the district pay non-ad valorem assessments that often appear on the property tax bill.
Do all Winter Garden neighborhoods have CDD fees?
- No; many master-planned areas use CDDs, but some neighborhoods do not, so you should verify for each property.
How do HOA and CDD fees show up during a purchase in Orange County?
- HOAs typically disclose dues in listing fields and estoppel letters, while CDD assessments often appear as separate non-ad valorem lines on the county tax bill.
Can CDD assessments increase over time?
- The debt service usually follows a fixed schedule, but operations and maintenance portions can change as community needs and costs change.
How often are HOA dues paid in Winter Garden communities?
- HOAs commonly bill monthly, quarterly, or annually, depending on the community’s structure and services.
What should I ask an HOA before making an offer?
- Ask what dues cover, whether special assessments are pending, recent history of increases, rental and pet rules, transfer fees, and whether the HOA is professionally managed.
Where can I confirm the exact CDD amount for a specific home?
- Check the current Orange County property tax bill for non-ad valorem assessments and review the CDD’s adopted budget or assessment roll for parcel-level details.
