Jacksonville CDD fees: the short list that matters.

Which Jacksonville communities have CDD fees?

Fewer than you might fear — Duval is mostly no-CDD territory, unlike St. Johns County where nearly every big master plan carries one. The exceptions that matter most on the Southside: Seven Pines (where recent tax bills run roughly $3,000-plus a year above base millage), eTown (the Cypress Bluff CDD), and the Bartram districts — Bartram Park CDD and Bartram Springs CDD. A handful of other Duval districts exist, so never assume. Everywhere else, "no CDD" is common enough that Northside and Southside builders advertise it in the listing itself.

Do CDD fees in Jacksonville ever end?

The debt portion does. A CDD assessment has two parts: bond debt (which amortizes over the bond term and can often be prepaid) and operations-and-maintenance (which continues as long as the amenities do). Bartram Springs is the live example — built in the early 2000s, its district refinanced in 2021 and those refunding bonds run to 2036, but individual owners can prepay, so some resales carry no debt line at all while the neighbor still pays one. The county record shows which one you’re buying.

Can two identical homes have different CDD bills?

Yes — and this is the caveat that applies to every community-level number you read, including on this page. The bond portion can be prepaid by a previous owner, and assessments often vary by lot size, so the same floor plan on the same street can carry a different bill. Community averages are orientation, not truth: the county tax record for the specific parcel is the only number that counts, and I pull it — along with the seller’s actual MLS-reported tax bill — on every home my buyers consider in a CDD community.

Is "no CDD" always better?

Not automatically. CDD communities got their amenity networks financed and built up front — Seven Pines’ amenity campus is the kind of infrastructure the assessment pays for. No-CDD communities either carry lighter amenities or fund them through HOA dues instead, so the honest comparison is always the full monthly stack: taxes plus assessments plus HOA plus insurance, side by side. Sometimes the no-CDD option wins; sometimes it just hides the same cost in a different line.

Is the CDD included in a listing’s estimated property taxes?

On the actual county bill, yes in effect — the CDD is added as its own line, so the total you pay the tax collector each year is property tax plus CDD together. Estimates are messier: online tax estimates (this site’s included) are modeled from the typical bills of comparable homes, so they approximate a combined total without itemizing a specific home’s CDD line — and the “taxes” figure in a listing is usually the seller’s last bill, at the seller’s assessed value, which resets when you buy. The clean way to budget: the tax estimate at your purchase price plus the home’s actual CDD line, as two separate numbers. You can verify the current CDD line yourself — the county tax collector’s public parcel search shows the full bill for any address. The remaining bond payoff balance, and what both numbers become at your purchase price, is where I come in.