Shopping for a home in 34135 and keep seeing “CDD” on listings or tax bills? You are not alone. Community Development Districts are common in Bonita Springs, and understanding them will help you compare homes with confidence. In this guide, you will learn what a CDD is, where the fees show up, how to verify the exact amount for a specific property, and how to plan for payoff or budgeting. Let’s get started.
What is a CDD
A Community Development District is a special-purpose unit of local government created under Florida law to fund and manage community infrastructure and amenities. CDDs can plan, finance, build, and maintain things like roads, drainage, landscaping, and recreational facilities. The authority and structure are set out in Chapter 190 of the Florida Statutes.
Developers often use CDDs to convert large upfront costs into long-term assessments paid by property owners. Over time, a CDD typically transitions from developer control to a resident-elected board.
Where fees appear
In Lee County, most CDD assessments show up as non-ad valorem line items on your annual property tax bill. They are separate from ad valorem (millage-based) property taxes. You can view how these assessments display and how payment works through the Lee County Tax Collector.
Some districts place both the debt and operations charges on the tax bill, while others may invoice the operations portion separately. Always check the most recent bill and any community notices.
Debt vs O&M
CDD assessments usually have two parts:
- Debt service: Pays back bonds that funded infrastructure. This follows the bond amortization schedule until maturity or redemption, so it is generally predictable.
- Operations and Maintenance (O&M): Covers the annual cost to operate and maintain district assets. O&M can change each year based on the adopted budget.
Special assessments for new capital needs can occur, but they require legal procedures and public hearings. For general background on how special districts function, see the Florida Association of Special Districts.
Verify fees for a home
The fastest way to confirm the CDD amount for a specific property in 34135 is to pull official county records and district documents.
Step-by-step in Lee County
- Check the most recent tax bill. Look for non-ad valorem lines labeled for the CDD. You can confirm payment and billing details with the Lee County Tax Collector.
- Search the parcel record. Use the Lee County Property Appraiser to look up the parcel and review any non-ad valorem assessments shown for the last year.
- Get district contacts and records. Find the district’s contact information through the state’s Special District Information Program. Request the adopted budget, assessment schedule, and any notice about changes.
- Ask the seller or community manager. Request the most recent CDD invoice or budget sheet and any disclosures that list the assessment amount and billing method.
- For payoffs, go to the source. If someone claims the bond can be paid off, ask the district manager or bond trustee for a formal payoff letter and timeline.
Documents to request
To make a clean comparison and prepare for closing, ask for:
- Current year property tax bill showing any CDD charges
- District’s most recent adopted annual budget (shows O&M)
- Bond amortization schedule and the official statement (debt terms and redemption provisions)
- Trustee payoff letter if a payoff is proposed
- Clarification on whether O&M is on the tax bill or invoiced separately
- Confirmation that the assessment applies to your parcel type (single family, condo, villa)
Payoff and closing
CDD debt assessments are recorded liens that remain with the property until the bonds are paid off or redeemed. Early redemption is only allowed under the bond documents. A homeowner cannot cancel the assessment without a trustee-calculated payoff and a recorded release.
If a seller offers to pay off the remaining capital assessment at closing, insist on a written payoff statement from the bond trustee or district manager. Title companies in Lee County handle prorations of assessments, and the CDD should appear on your settlement statement. If you do not pay off the debt at closing, the scheduled assessments continue to show on future tax bills.
How lenders handle CDDs
Many lenders treat recurring CDD assessments similarly to property taxes for escrow purposes. Practices vary by lender and loan program. Ask your loan officer if the CDD will be escrowed, billed directly, or both.
Estimate carrying costs
When you compare homes in Bonita Springs, include the CDD in your monthly plan. Use this simple approach:
- Ad valorem property taxes
- CDD debt service (annual)
- CDD O&M assessment (annual)
- HOA dues and any special assessments
- Homeowner insurance and flood insurance (if required)
- Utilities and typical maintenance
- Mortgage principal and interest, plus mortgage insurance where applicable
Formula to build your monthly estimate:
- Monthly carrying cost = (annual ad valorem taxes / 12) + (annual CDD debt / 12) + (annual CDD O&M / 12) + (HOA dues / 12) + monthly P&I + estimated insurance/utilities
Two quick tips:
- Some listings show only the debt line and omit O&M. Confirm both before you compare.
- O&M can change each year with the adopted budget. Developer subsidies, if any, may end after a set period.
Local resources
Use these official resources to verify details for 34135 properties:
- Florida law governing CDDs: Chapter 190, Florida Statutes
- District contacts and records: Florida Special District Information Program
- Parcel search and assessment data: Lee County Property Appraiser
- Tax bills, payments, and non-ad valorem info: Lee County Tax Collector
- General district guidance: Florida Association of Special Districts
Ready to compare homes with confidence
Understanding CDD fees helps you budget accurately and negotiate with clarity. You now know where fees appear, how to verify amounts for a specific address, what documents to request, and how payoff works at closing. If you want help pulling the right records and reading them line by line, reach out for local guidance.
Have questions about a specific 34135 property’s CDD or how it affects your offer strategy? Connect with Joe Janisch for practical, step-by-step support in Bonita Springs.
FAQs
How do CDD fees show on a Lee County tax bill?
- They appear as non-ad valorem assessment lines, often labeled for the CDD, separate from ad valorem taxes.
Can CDD fees change after I buy a home?
- The debt portion follows the bond schedule; O&M can change annually with the district’s adopted budget and any approved special assessments.
Can I remove a CDD by paying it off at closing?
- Yes, but only under the bond’s redemption terms; you need a trustee payoff letter and a recorded release coordinated through the district and title company.
Do all Bonita Springs communities in 34135 have a CDD?
- No. Verify for each address using the tax bill, parcel records, and community documents to confirm if a CDD applies.
Will my lender escrow the CDD assessment?
- Many do, but not all; confirm with your lender whether CDD charges will be included in your escrow or billed directly.
