If you’re shopping for a home in Palm Coast or Flagler County, you’ve probably come across properties with a “CDD fee” or “HOA fee”—or sometimes, both. These fees can be confusing at first, but understanding what each one covers, how much they typically cost, and what you get for your money will help you make an informed decision before closing on the perfect home.
What Is an HOA Fee?
An HOA (Homeowners Association) fee is a monthly, quarterly, or yearly payment made by property owners in a community to fund the maintenance and management of shared spaces and amenities. In Palm Coast, HOA fees are very common—especially in newer developments and master-planned neighborhoods. They usually cover things like:
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Maintenance of clubhouses, pools, and fitness centers
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Upkeep of landscaping and green spaces
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Security or gated entry systems
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Common area utilities
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Trash removal and sometimes even basic cable or internet
Typical HOA fees in Palm Coast range from $100 to $350 per month, depending on the community and level of amenities offered. Premium communities with resort-style features may run higher, sometimes up to $800/month for the most luxurious options.
Example HOAs Around Palm Coast
Here are just a few popular communities with HOAs:
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Grand Landings: Gated with a pool, dog park, and fitness center; fees are roughly $88/month.
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Sea Colony: Oceanfront with a pool, clubhouse, and beach access; expect higher HOA fees to reflect amenities and location.
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Reverie at Palm Coast: A new 55+ community with a monthly HOA of $236.66 (includes internet and grounds maintenance) and additional CDD fees.
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Somerset: Offers a budget-friendly annual HOA fee—just $160/year (but with a separate CDD fee).
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Tidelands Estates: Lawn care, irrigation, pools, trails, and club amenities offered; HOA fees depend on phase and club membership.
Tip: Always review the “what’s included” section of a community’s HOA documents before buying, as coverage and costs can vary even between nearby neighborhoods.
What Is a CDD Fee?
A CDD (Community Development District) fee is unique to Florida and some other states. CDDs are special government entities set up by developers to finance and manage the construction of infrastructure, like roads, sewers, parks, and recreation centers in new developments. Over time, homeowners repay the costs of these improvements through an annual CDD fee, which is collected as part of your property tax bill.
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CDD fees typically range from $1,500 to $2,500/year in the Palm Coast area.
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The fees help fund major infrastructure projects as well as ongoing maintenance of amenities.
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CDDs are managed by a board and have less power over community rules than HOAs.
Key Difference: An HOA manages community standards, amenities, and governance; a CDD funds development and long-term maintenance of the basic infrastructure and big-ticket amenities. Some communities have both—so make sure you know all the fees before buying.
How CDD and HOA Fees Work Together
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If your neighborhood has both a CDD and an HOA, you’ll pay both fees.
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In “CDD + HOA” communities, the HOA may be relatively low, since the CDD handles much of the infrastructure maintenance.
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Some new neighborhoods rely on CDDs to keep initial home prices down—they defer the cost of new parks, roads, and recreational facilities out over 20-30 years, making ownership more accessible upfront.
Example:
“Reverie at Palm Coast” charges an HOA fee of $236.66/month and a CDD fee starting at $1,973.65/year. The HOA covers amenities and grounds maintenance, while the CDD covers community roads, utilities, and large-scale infrastructure.
Pros and Cons of HOAs
| Pros | Cons |
|---|---|
| Maintains property values | Rules may feel restrictive |
| Access to amenities | Monthly cost adds up |
| Enforces community appearance | Can issue fines or liens |
| Social/community events | Varies—some HOAs manage funds better than others |
Palm Coast Insight: Many buyers find the consistency and amenities of HOA communities to be well worth the fee, especially in neighborhoods where pools, clubhouses, or security add to the lifestyle and resale value. But always check the rules—some HOAs have strict regulations about vehicles, landscaping, rentals, and even holiday decorations.
When Do CDD Fees End?
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CDD fees are often attached to bonds with 20- or 30-year payoffs. In some cases, once the bond is paid, a portion of the fee is reduced, but ongoing maintenance may still require payment.
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Fees are disclosed on your property tax bill—review carefully when estimating your total monthly ownership cost.
What’s Typical for the Palm Coast Area?
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Most neighborhoods have an HOA and some also have a CDD.
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Common Palm Coast HOA fees: $100–$350/month (see more Palm Coast areas here).
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Common CDD fees: $1,500–$2,500/year.
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Premier and new communities like Grand Landings, Sea Colony, and Reverie at Palm Coast set the standard for amenities and convenience.
Final Thoughts: Know Before You Buy
CDD and HOA fees are a big part of life in Florida’s master-planned communities—and they’re here to stay. As you compare homes, always ask your Realtor for the full breakdown of monthly and annual fees, and what’s included with each. Look for communities that match your lifestyle preferences, whether that’s low-maintenance living, lots of amenities, or the simplest budget.
For more tips on buying, moving, and thriving in Palm Coast, explore my other buyer resources here, check out Palm Coast’s best communities, and contact me directly if you want expert local advice.
Have questions about HOA or CDD fees in Palm Coast or Flagler Beach? Let’s connect—I’m happy to share my local experience and help you find a home that fits your needs and budget.
