Coastal Community Index — Duval, Nassau & St. Johns
Before I tell a client what a house is worth, I want to know two other numbers: where the base flood elevation sits relative to the finished floor, and whether the community's CDD bond is still on the books. Neither shows up on a listing photo, and both change what a home actually costs you to hold year over year — sometimes more than the sale price does.
| Subdivision | Location | Community Type | CDD Status | Bond Payoff Intelligence |
|---|---|---|---|---|
| Seven Pines | Jacksonville (Duval Co.) | Modern Master Plan | No CDD Fee | Legacy infrastructure without CDD |
| eTown | Jacksonville (Duval Co.) | Smart-Home Master Plan | Has CDD ($1,600-$2,800/yr) | Smart energy master plan bond |
| Bartram Springs | Jacksonville (Duval Co.) | Family Master Planned | Has CDD ($1,200-$2,000/yr) | Bonds approaching full payoff |
| Mandarin Oaks | Mandarin (Duval Co.) | Established River Corridor | No CDD Fee | No CDD fees; established lots |
| Nocatee (Twenty Mile, Riverwood) | Ponte Vedra / St. Johns (St. Johns Co.) | #1 FL Master Planned Community | Has CDD ($2,000-$4,200/yr) | 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 ($2,500-$4,800/yr) | Crystal Lagoon O&M premium |
| Shearwater | St. Johns (St. Johns Co.) | Kayak & Nature Master Plan | Has CDD ($2,200-$3,800/yr) | Active bond debt outstanding |
| Wildlight | Yulee (Nassau Co.) | Modern Master Plan | Has CDD ($1,500-$2,600/yr) | Town center & trail system CDD |
⚓ Two Homes, Same Street, Different Bill — Here's Why
Two houses on the same canal in Nocatee or SilverLeaf can carry very different annual tax bills depending on whether the community's original CDD construction bond has been paid off. Nobody advertises that in the listing description.
Before I let a client get attached to a coastal or waterfront address, I pull the county's non-ad-valorem assessment and, where the lot calls for it, the flood elevation certificate. Community Development District assessments repay the bonds that built the roads, seawalls and drainage — they ride on the tax bill on top of whatever the HOA charges for common-area upkeep, and the balance is different lot to lot, not just community to community. Get the real number for the specific address before you write anything.
Q: Does a home's CDD bond balance affect what it's worth to me?
A: It affects your carrying cost, which is part of what you're really paying. A community with the bond mostly retired costs less to hold long-term than an identical home in a community still years into its construction bond, even at the same list price. I check the bond status before I check the paint color.
Q: I'm looking at a waterfront lot — what should I ask about besides the CDD?
A: Ask about the flood zone designation and where the finished floor sits relative to base flood elevation. A couple of feet either side of that line can move your insurance premium meaningfully, and it's a number you can actually verify before closing — not one to guess at.
Q: Do dock rights and boat storage transfer with the house?
A: Not automatically, and it's one of the most-skipped checks I see on coastal contracts. Slip agreements, davit permits and boat lift equipment need to be confirmed in writing as part of the deal, not assumed because the dock is sitting there.