Are you seeing both CDD and HOA on a Tampa listing or tax bill and wondering what they mean for your budget? You are not alone. Many Hillsborough County communities have one or both, and the differences matter. In this guide, you will learn what each fee covers, how they are billed, how to verify them for a specific property, and what to ask before you buy or sell. Let’s dive in.
CDD vs HOA in Tampa: the basics
What a CDD is under Florida law
A Community Development District, or CDD, is a local special district created under Florida Statutes Chapter 190. It helps plan, finance, build, and maintain community infrastructure like roads, water and sewer systems, stormwater facilities, parks, and amenity centers. A CDD can issue bonds to pay for these improvements. Parcels in the district repay that debt through annual assessments.
A CDD is a governmental entity. It holds public meetings, adopts a public budget, and files certain records that you can review. In many Tampa communities, the CDD board begins under developer control and then transitions to resident control based on timelines in the statute.
What an HOA is under Florida law
A Homeowners’ Association, or HOA, is a private nonprofit that enforces recorded covenants and manages common areas. HOAs are governed by Florida Statutes Chapter 720 and by their own declaration, bylaws, and rules. They collect dues to fund operations, maintenance, insurance, management, and reserves. HOAs can also levy special assessments for capital needs.
HOAs are private associations, not governments. While they must provide certain disclosures and financials, their meetings and decisions are generally not public in the same way a CDD’s are.
Why a property may have both
In many newer master‑planned communities across Hillsborough County, the CDD financed the big infrastructure and possibly the amenity center. The HOA runs day‑to‑day items like landscaping standards, access control, amenity rules, and community insurance. If you buy in such a community, you may pay both a CDD assessment and HOA dues.
How the money works and what you pay
Billing and collection in Hillsborough County
- CDD assessments often show on your county property tax bill as a separate non‑ad valorem line. You pay them with your annual property taxes unless the district bills directly.
- HOA dues are billed by the association or its management company. These do not appear on your property tax bill. They may be due monthly, quarterly, or annually.
What the funds cover
- CDD: Long‑term infrastructure and amenities, plus operations and maintenance for district facilities. When bonds are outstanding, a portion of your assessment goes to debt service.
- HOA: Routine maintenance and operations, landscaping, community insurance, management and admin costs, reserves for future repairs, and any special assessments if needed.
Who sets the amounts and how they change
- CDD boards adopt a public budget and an assessment roll each year. When bonds are in place, the debt service schedule drives part of the cost. Operations and maintenance can change based on service levels and contracts.
- HOA boards set annual budgets based on projected expenses and reserves. Dues can increase per the covenants and board votes. HOAs may also levy special assessments for major projects.
Lifespan and permanence
- CDDs continue until dissolved by law or as set in their formation documents. Bond obligations remain until paid off or refunded. Operations needs may continue even after bonds mature.
- HOAs continue as long as the recorded covenants remain in effect. Covenants often include renewal terms that extend the association’s life.
How to check if a Tampa property has a CDD or HOA
Step‑by‑step places to look
- MLS listing and addenda
- Look for fields like CDD Fee, Association Fee, or Other Fees. Confirm frequency and amount if listed.
- Contract and seller disclosures
- Florida resale rules require specific HOA disclosures. Request the HOA resale packet early. Ask the seller for any CDD notices or recent budgets.
- Hillsborough County Property Appraiser
- Pull the parcel record and review for special district indicators tied to the property.
- Hillsborough County Tax Collector
- Review the current tax bill for non‑ad valorem assessments. A line naming the district often means a CDD assessment is in place.
- Hillsborough County Clerk of Court/Recorder
- Search for the recorded plat, covenants, and any special district formation or bond documents tied to the community.
- Florida Department of State (Sunbiz)
- Confirm the HOA’s corporate status and contact details for the registered agent or management company.
- CDD website or district manager
- Request the adopted budget, assessment roll, meeting minutes, and bond documents. Many districts publish these online.
- HOA management company
- Ask for the declaration, bylaws, rules, budget, reserve study if available, recent minutes, and current assessment schedule.
Tip for Tampa buyers: If the community is newer, includes robust amenities, and has substantial new infrastructure, there is a good chance a CDD helped finance it. Always verify on the tax bill and through district records.
What to request before you buy
From the seller and HOA
- HOA resale certificate, current budget, most recent financial statement, and reserve study if available.
- Declaration and bylaws, rules and policies, and the current assessment amount and due dates.
- History of special assessments over the last 3 to 5 years and any pending or approved special assessments.
- Manager contact information and any disclosures about litigation or major repairs.
From the CDD or district manager
- Most recent adopted budget and the prior year budget to spot changes.
- Adopted assessment roll showing the exact amount billed to your parcel.
- Bond documents such as the official statement to understand outstanding debt and repayment timelines.
- Minutes of recent board meetings and any notices about upcoming capital projects.
From county records
- Current property tax bill to confirm any CDD non‑ad valorem line items.
- Recorded CC&Rs and the subdivision plat.
From your lender, closing agent, or attorney
- How the lender treats CDD assessments and HOA dues in your debt‑to‑income ratios.
- Whether your mortgage will escrow CDD assessments or HOA dues.
- How liens and assessment priority could affect your loan or title. For lien priority questions, ask your attorney or title company.
Selling a home with CDD or HOA in Tampa
- Order the HOA resale documents as soon as you list or go under contract. Delivery timelines and fees can affect closing dates.
- Provide buyers with the latest CDD budget or a link to district documents, plus any notices about planned assessments.
- Tell your closing agent about any outstanding HOA or CDD balances so they can handle payoff or proration correctly on the settlement statement.
Risks and red flags to watch
- Large or recently increased CDD debt service or a new capital plan that could raise assessments.
- HOA budgets with low reserves compared to the size and age of the amenities.
- Frequent special assessments or a history of deferred maintenance.
- Pending litigation involving the HOA or CDD.
- A community where the developer still controls most board seats, especially if a large portion of lots remain unsold.
- Mismatches between MLS disclosures and county records.
Mortgage and closing implications
Lenders review recurring obligations when they qualify you. CDD assessments and HOA dues can affect your ratios and monthly escrow. Some loan programs require a review of HOA documents, budget strength, and delinquency levels. Ask your lender early how they treat CDD assessments and whether HOA dues or CDD payments will be escrowed.
At closing, the title company will prorate taxes and assessments as needed. HOA status letters and estoppels outline what is due. CDD assessments that appear on the tax bill are handled with property taxes. Confirm cutoff dates and who owes what for the current period so there are no surprises on your statement.
How CDD and HOA fees can change
Both CDDs and HOAs can adjust what owners pay. CDD boards adopt budgets in public meetings. If bond debt is still outstanding, that repayment schedule is a key driver until the bonds mature or are refinanced. Operations and maintenance can shift each year.
HOA boards set dues based on expenses and reserves. If reserves are low or a major repair is needed, the HOA may levy a special assessment. Review meeting minutes and budgets to spot early signs of changes.
Budgeting tips for Tampa buyers
- Build both HOA dues and CDD assessments into your monthly housing budget. Treat them as fixed obligations.
- Ask for three years of HOA budgets and any CDD budget changes to see trends.
- Confirm exact amounts for your specific parcel rather than relying on neighborhood averages. Amounts vary widely across Hillsborough County.
- If you plan to rent out the property, factor in dues and assessments in your projected net income.
Quick comparison snapshot
- Source of authority
- CDD: Governmental special district under Chapter 190.
- HOA: Private nonprofit under Chapter 720.
- Typical uses
- CDD: Infrastructure, amenities, operations and maintenance for district assets, and bond repayment.
- HOA: Ongoing operations, maintenance, rules enforcement, insurance, and reserves.
- Billing method
- CDD: Often on county tax bill as non‑ad valorem.
- HOA: Billed by association or manager.
- Transparency
- CDD: Public budgets and meetings.
- HOA: Private corporate governance with required disclosures.
Final take
You do not have to guess about CDD and HOA costs in Tampa. For any property, you can verify them through the tax bill, county records, district budgets, and HOA financials. Focus on the details that affect your bottom line, like bond terms, reserve strength, and any planned projects. A little due diligence up front can protect you from surprises later.
If you want help interpreting documents or planning your move, request a White‑Glove Consultation with Unknown Company.
FAQs
Do CDD assessments show on the Hillsborough tax bill?
- Often yes. Many CDD assessments appear as a separate non‑ad valorem line on the county property tax bill. Always confirm on the current year bill.
How are HOA dues billed for Tampa properties?
- HOAs bill owners directly, often monthly or quarterly, through the association or its manager. These dues do not appear on the county tax bill.
Can CDD or HOA fees increase after I buy in Tampa?
- Yes. CDD boards adopt annual budgets and can change operations costs. HOA boards can raise dues per the covenants and may levy special assessments.
Who controls a CDD in a new Tampa community?
- Developers often control initial seats. Control transitions to residents under Chapter 190 timelines and conditions. Board meetings are public.
How do CDD assessments impact mortgage approval?
- Lenders treat CDD assessments as recurring obligations that affect debt‑to‑income ratios. Ask your lender if payments will be escrowed and how they factor into qualifying.
What documents confirm HOA and CDD amounts for a specific home?
- The HOA resale certificate and current budget confirm HOA dues. The CDD’s adopted assessment roll and budget confirm the parcel’s CDD amount. The county tax bill may also list the CDD.
What red flags should I look for in HOA and CDD records?
- Low reserves, frequent special assessments, pending litigation, large new capital plans, rising CDD debt service, or mismatches between MLS and county records.
Are CDD assessments permanent in Hillsborough County?
- They continue while bond debt is outstanding and while the district funds operations. Once bonds are paid and if operations end, assessments can change or end based on the district’s needs.
