Subdivision & Community Reference
Two houses on the same street can carry very different annual costs once you add up the CDD assessment and the HOA dues — and that gap changes what the house is actually worth to you every month. We keep this list current for the communities we get asked about most, from Fleming Island to inland Putnam.
| Subdivision | Location | Community Type | CDD Status | Bond Payoff Intelligence |
|---|---|---|---|---|
| Eagle Harbor | Fleming Island (Clay Co.) | Golf & Water Park Master Plan | Has CDD (ask us for the parcel figure) | Many older bond debt portions paid off! |
| Fleming Island Plantation | Fleming Island (Clay Co.) | Master Planned Community | Has CDD (ask us for the parcel figure) | Partial bond payoffs common |
| Pace Island | Fleming Island (Clay Co.) | 24/7 Gated Sanctuary | No CDD Fee | Standard HOA dues only |
| Oakleaf Plantation | Orange Park (Clay Co.) | Mega Master Plan | Has CDD (ask us for the parcel figure) | East vs West CDD board variations |
| Two Creeks | Middleburg (Clay Co.) | Family Master Planned | Has CDD (ask us for the parcel figure) | Active bond debt outstanding |
| Nocatee (Twenty Mile, Riverwood) | Ponte Vedra / St. Johns (St. Johns Co.) | #1 FL Master Planned Community | Has CDD — Tolomato CDD (parcel-specific) | Massive variance between villages |
| SilverLeaf | St. Johns (St. Johns Co.) | Mega Master Plan | Has CDD (amount varies by phase) | Newer phases carry bond debt |
| Beachwalk | St. Johns (St. Johns Co.) | Crystal Lagoon Resort Community | Has CDD (figure not published) | Crystal Lagoon O&M premium |
| Shearwater | St. Johns (St. Johns Co.) | Kayak & Nature Master Plan | Has CDD — Trout Creek CDD (parcel-specific) | Active bond debt outstanding |
| Crescent Lake Estates | Crescent City (Putnam Co.) | Waterfront & Acreage | No CDD Fee | Zero CDD tax line items |
⚡ Want the Actual CDD Bond Status Before You Write an Offer?
A Community Development District (CDD) assessment repays the bonds that paid for a community's roads, drainage and amenities, typically over decades — and it rides on top of the tax bill separate from any HOA dues. Two houses on the same street in Nocatee, Eagle Harbor, or SilverLeaf can carry noticeably different tax bills depending on whether that original construction bond has already been paid down.
Eagle Harbor is in The Crossings at Fleming Island Community Development District (thecrossingsatflemingislandcdd.com). We confirm the line on the Clay County tax bill for the exact parcel before you write.
SilverLeaf does not have a CDD, per the developer (silverleafflorida.com). HOA dues are separate; confirm current HOA with the association. Still confirm the St. Johns County tax bill.
The Parham Team pulls the actual county tax record for the specific lot before you write an offer — not the neighborhood average — because HOA dues and CDD debt are two different things, and knowing which portion of the CDD is close to expiring can give you real leverage in a negotiation.
Q: If we're building new, do we still need our own agent at the model home?
A: Yes. The person at the sales trailer represents the builder. Incentives like rate buydowns or closing-cost credits change month to month and community to community, so get the current sheet in writing and weigh it against the full price of the home — not as a discount on its own. Bringing one of us with you on that first visit is what protects your ability to negotiate at all, whether that's a subdivision lot in St. Johns or acreage out toward Interlachen.
Q: Does the school zone actually change what a house is worth later?
A: It affects both resale speed and how well the value holds up when the market cools, yes — but we won't hand you a made-up percentage to sell you on it. Ask us for the actual zoning and rating on a specific address and we'll pull it, along with what similar homes in that zone have actually done.
Q: Is a cash offer ever the smarter move in one of these communities?
A: Sometimes, especially if the house needs work you don't want to manage or you need a fast, as-is close with no showings. Listing it properly with real photography and marketing usually nets more over time, but it takes longer. We'll tell you honestly which one fits your situation — including when the cash offer is the right call even though it's the smaller check for us.