Beacon Lake fees: the $5 HOA and the bill behind it.

Beacon Lake’s listings show a single-family HOA of about five dollars a month, and the number is true. I’m Krista Fracke. The table below is computed live from what active Beacon Lake listings report to the MLS, section by section, followed by the line the fee field never shows: the CDD assessment that financed the Crew House, the lake and the pools.

By Krista Fracke — Broker Associate, Christie's International Real Estate First Coast · 20+ years in Northeast Florida · 500+ closings · client reviews

The live table: median monthly HOA by section

Computed from active listings reporting an association fee (villages with 3+ reporting listings; annual and quarterly fees normalized to monthly). Beacon Lake is one community with four MLS sections, so the count is shown. Associations set their own fees and change them: treat this as the live map, and the HOA documents as the law.

Village	Median HOA / mo	Listings reporting
Beacon Lake (single-family)	$5	18
Beacon Lake Townhomes	$150	7

Live from the MLS · refreshed daily · a village’s absence just means fewer than three active listings currently report a fee.

HOA vs. CDD: two bills, two jobs

The single-family HOA covers common-area upkeep, which is why it is a few dollars a month. The townhome HOA adds exteriors and grounds, which is why it is a few hundred a quarter. The Beacon Lake CDD assessment, a separate line on the St. Johns County tax bill, is what built and runs what every resident shares: the Crew House, the pools, the fitness center, the courts, the paddle launch and the trails around the 43-acre lake. That split explains the corridor’s standing surprise: a near-zero HOA is not a near-zero bill. Shearwater runs the same two-line model →

The part nobody tells you

Beacon Lake’s CDD is young (the community built from 2018), which means the bond portion of the assessment has years to run and is rarely prepaid, so the line is close to its full amount on most homes. The near-zero HOA on a listing is the half of the picture that makes Beacon Lake look cheaper than Shearwater or Bridgewater; the parcel’s CDD line is the other half, and on the first November tax bill after a sale it arrives together with the assessed-value reset to your price. Two surprises in one envelope. Compared on total monthly cost, HOA plus CDD plus the reset tax plus insurance, Beacon Lake sits where its amenity peers sit, which is exactly the true-monthly math this site runs on every listing.

This is the work I do every week. Shopping Beacon Lake? Send me the addresses. I will pull each home’s HOA schedule and its parcel’s CDD line and hand you real monthly numbers against Shearwater and Bridgewater, including the tax reset.

Work with Krista (904) 333-8595 Text

Broker Associate · Christie's International Real Estate First Coast · 20+ years · 500+ closings

Common questions

How much are HOA fees in Beacon Lake?

Small for the single-family sections and real for the townhomes, which is the pattern of a CDD community. Current single-family listings report an HOA of roughly $5 a month, because the district assessment carries the amenities; the townhomes report a quarterly fee in the hundreds because the association maintains their exteriors and grounds. The table above is the median of what active listings report right now.

Does Beacon Lake have a CDD fee?

Yes. The Crew House amenity campus, the pools, the courts and the 43-acre lake were financed by a Community Development District, and the assessment rides the St. Johns County tax bill as a separate line that varies by lot and by whether a prior owner prepaid the bond portion. It is the number the near-zero HOA hides, and I pull it per parcel for any Beacon Lake home a client considers.

What does the Beacon Lake CDD pay for versus the HOA?

The CDD paid for the shared plant: the Crew House, the main and children’s pools, the fitness center, the tennis, pickleball and basketball courts, the paddle launch on the lake, the trails and parks. The single-family HOA covers common-area upkeep, which is why it is tiny. The townhome HOA adds exteriors and grounds. A low-HOA home still gets every amenity, because the district is what bought them.

Are these numbers exact for a specific home?

No. They are medians computed from what active listings report to the MLS, associations set and change their own fees, and the CDD line is per parcel. Before you offer on any Beacon Lake home I pull the HOA schedule and the parcel’s CDD assessment together so the full monthly picture is real.

Beacon Lake homes for sale →

Every section, live from the MLS.

Shearwater fees →

The corridor’s other near-zero HOA with a CDD behind it.

Beachwalk fees →

Three bills, not one, a mile west.

Does the corridor flood? →

The FEMA and evacuation zones of every home for sale, live.

Bridgewater, next door →

The townhome entry point east of I-95.

St. Johns County CDD fees, the map →

Which communities carry a district and which do not.

Want the real number for a specific home?

Tell me the address — I’ll pull the actual HOA schedule, the home’s CDD line, and the tax reset at your price, and put one honest monthly number in front of you.

Ask Krista

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