Breakwater Villas HOA Guide

St. Augustine, St. Johns County · HOA, CDD, rules, builders and amenities in plain English

At a glance

Location	Vilano Beach, St. Augustine, St. Johns County
Builders	Century Communities
Home types	Luxury townhomes
HOA	Yes. Dues aren't set in the declaration; ask us for the current figure.
CDD	None in the declaration. The developer can create one later, so confirm with the builder.
Status	Selling (by appointment)

Builders and starting prices

Starting prices as advertised in October 2026. Prices change often, and builders run incentives that come and go. Ask us for the current numbers before you visit.

Builder	Homes	From	Floor plans
Century Communities	Luxury townhomes	$1,199,990	Seabrook plan, about 2,694–3,333 sq ft; Seabrook with Terrace, about 2,974–3,613 sq ft

Visiting the model homes? Bring your agent, or call us first, so you’re registered with the builder on your first visit.

HOA and CDD at Breakwater Villas

HOA

The HOA is Breakwater Villas Homeowner's Association, Inc., a Florida not-for-profit corporation. It is not a condo association.
These are attached townhome-style villas with shared walls and shared roofs.
The declaration does not list dollar amounts for regular dues. The Board sets a 12-month budget and decides whether dues are billed monthly, quarterly or yearly. The first budget is an estimate, so actual dues may come in higher or lower. The developer does not guarantee the dues amount.
Besides regular dues, owners can be charged special assessments for big repairs or shortfalls, plus individual charges for costs tied to one home. Late payments carry a $25 per month late fee plus interest. Unpaid amounts can become a lien on the home.
Reserve savings for roofs and paint are not automatic. Owners must vote them in, and the developer doesn't pay into them. That means a big roof or paint job could be covered by a special assessment.
What the HOA takes care of: the common areas, private roads and the community pool. It also mows, edges, mulches, trims and fertilizes each lot's yard, and it runs and repairs the lawn irrigation. It repaints the outside of the homes, repairs and replaces roof shingles and decking (not trusses or other structural parts), and maintains the sidewalks and walkways on each lot. Other HOA responsibilities include drainage, stormwater ponds, the private lift station, private water and sewer lines in the common areas, and the mail kiosks. The HOA may also pressure wash roofs and exteriors and may set up a termite program. The Board decides how often all of this happens.
What owners take care of: the driveway, including pressure washing it, exterior walls and stucco cracks, caulking, windows, water-tightness, roof trusses and other structural roof parts, any elevator in the home, and the water and sewer lines from the home out to the street. Owners also paint their own side of shared walls.
Owners share repair costs for shared walls and for the structural parts of shared roofs equally with the neighbor they share them with. You can't change a shared wall or roof without your neighbor's agreement, and roof changes also need the HOA's OK.
Insurance: The HOA insures only the common areas (liability, flood coverage for common-area buildings if required, and board coverage). Each owner must insure their own home well enough to rebuild it, or to demolish it and clear the lot. If damage is the kind your insurance covers, you handle the claim and the repair, even for something the HOA normally maintains, like the roof. After damage, repairs must start within 30 days of receiving the insurance money and be finished within 6 months of the storm or other event, unless the Board allows longer.
Fees at sale: The first buyer from the builder pays a $4,000 initial contribution to the HOA at closing. Every later buyer on a resale pays a $4,000 resale contribution. You can't sell until all HOA amounts are paid and you have an estoppel certificate from the HOA, which comes with a reasonable fee. The declaration does not name a separate transfer or application fee.
Developer control: Century Communities runs the HOA board until turnover. Owners can elect 1 board seat once 50% of the homes are sold. Turnover to owners happens within 3 months after 90% of the homes are sold to buyers, when the developer chooses, or when Florida law requires, whichever comes first. Until then, the developer can change the rules and the declaration on its own.
The roads are private and owned by the HOA. They are not gated, and the public can use them.
Disputes with the developer or builder go to mediation and then binding arbitration, not court, and class actions are waived. Talk to a real estate attorney with questions about this.

CDD

The declaration does not say a CDD exists for Breakwater Villas. It does give the developer the right to create a special taxing district or community development district later and to sign the petition for owners. If one is created, its taxes would be in addition to HOA dues and could appear on the property tax bill. Check the St. Johns County tax bill for any non-ad valorem assessments.

Rules that affect daily life

Topic	What the documents say
Renting	You can rent out your home. The declaration does not cap how many homes can be rented, does not require you to live in the home first, and does not set a minimum lease length or a limit on leases per year. You must rent the whole home, not single rooms, and you can't run a bed and breakfast. Every lease must be in writing, and you must give the HOA a copy. Your tenant has to follow the community rules, and you are responsible for removing a tenant who won't. While your home is rented, you give up your own use of the common areas. The declaration doesn't specifically address short-term or vacation rentals, so check St. Johns County rules and any rules the HOA adopts later.
Pets	Normal household pets are allowed as county rules permit. No livestock, pigs or poultry, no breeding or raising animals for sale, and no dogs legally classed as dangerous. Pets must be on a leash outside unless they're in a fenced part of the lot. You can't tie a pet up outside or leave it alone in the yard, porch or patio, and dog runs aren't allowed. Owners must pick up after their pets. If the Board decides a pet is a nuisance, it must be removed within 48 hours of notice. Service and support animal laws still apply.
Parking and vehicles	Park in your garage or driveway only, and don't block the sidewalk. No parking on the community roads except in spots the Board designates, and no more than 24 hours in those spots. Personal pickup trucks are fine in the driveway. Commercial vehicles, RVs, campers, boats, trailers of any kind, limousines and ATVs must be kept inside the garage or they're not allowed. Business vehicles can stay only during a delivery or service call. A car that can't run on its own can't stay outside the garage for more than 12 hours. Only emergency repairs outside the garage, and no car covers in public view. Cars that break the rules can be towed at the owner's cost.
Golf carts	Street-legal golf carts and low-speed vehicles can be driven on the community roads, on paved surfaces only, following traffic laws. The HOA can limit where they go. ATVs, scooters and mini motorcycles can't be ridden on the community roads or sidewalks.
Garages	You can't turn the garage into living space. Garage doors should stay closed except when you're going in or out.
Fences	Owners can't put up fences or walls. Only the builder can install them.
Pools and screen rooms	Private pools of any kind, including above-ground pools, hot tubs and spas, are not allowed on any lot. Screen enclosures, enclosing a balcony or patio, and adding decks, patios or lanais all need written approval from the architectural committee.
Exterior changes	Almost any change you can see from outside needs written approval from the architectural committee first. That includes paint colors, landscaping, new plants or trees, landscape lighting, decorations, flagpoles, satellite dishes, solar panels, sheds, play equipment, patio furniture in the front, security cameras (video doorbells are OK), awnings and driveway coatings. The committee has 30 days after receiving a complete application to answer. If it doesn't respond in time, the request is treated as denied, not approved. You can ask for a rehearing and then appeal to the Board. No artificial turf or rock landscaping without approval, unless Florida law allows it.
Solar panels	Solar panels are allowed on your own section of roof with approval. But once you add them, you take over full roof upkeep and repair for your home from then on, with no break on dues, and you must carry extra insurance. You also have to remove the panels at your own cost if the HOA needs to work on or replace the building's roof.
Signs and flags	No signs, banners or flags you can see from outside, with a few exceptions. You may display up to 2 of these flags, no larger than 4.5 by 6 feet: U.S., Florida, a military branch, POW-MIA, or first responder. You may put up one in-ground flagpole up to 20 feet tall that meets setback rules. A small security company sign near the door and a small medical-needs window sticker are also allowed. Negative signs and picketing are banned.
Trash	Keep trash and recycling bins out of sight from the street and from neighbors. Put them out no earlier than 24 hours before pickup, and bring them in within 24 hours after. No burning trash.
Hurricane shutters	Permanent shutter hardware must be a type the architectural committee approved. Shutters can go up or be closed 48 hours before a named storm. They must come down or be opened within 72 hours after the watch or warning ends, and they can't stay closed through hurricane season. Temporary emergency coverings can go up 72 hours before a storm and must come down within 72 hours after. Bring in patio furniture and decorations when a tropical storm warning or stronger is issued.
Running a business	A home office for your own use is allowed, but clients can't meet you at the home unless the Board's rules allow it. Unusually, the declaration says the first floor of each home may be used as a commercial space for a business, under rules the HOA can set for hours, signs and customer parking. Some uses are banned outright, including real estate and law offices, tattoo shops, vape or smoke shops, pawn shops and day cares. Garage sales need Board approval.
Other rules	No window or wall AC units. Window coverings must be up within 30 days of closing, and no foil, sheets or security bars. No individual mailboxes; mail goes to community mail kiosks. Drones can only be flown to inspect your own home unless the Board allows more. No fireworks unless the Board approves an event. If you'll be away 7 days or more, bring in all outdoor furniture first. No swimming, wading or boating in the stormwater ponds.

Source: the recorded Community Declaration (August 28, 2026). The HOA can adopt rules and amendments that change these. Ask us before you rely on them.

Amenities

Builder website: Private clubhouse and pool. Homes offer rooftop terraces. What the declaration says: The declaration says a community pool is expected to be built. It is a private pool for residents and guests, it isn't required to meet ADA access standards, and children 14 and under must be with an adult. Other common areas may include private roads, mail kiosks, sidewalks, landscaped buffers and stormwater ponds. The developer says it is not obligated to build any particular amenity, so confirm what is actually built.

Before you buy here

Bring your agent (or call us) before your first visit so you're registered with the builder.
Visits are by appointment. Call us and we'll set one up.
Townhome buyers: ask what the HOA covers and what you insure yourself.
Ask for the price list for available units and the plan specs.
Ask the builder for its warranty booklet before you sign.

Get the Breakwater Villas HOA packet

We’ll send you the HOA and CDD information we have on file and run the true monthly cost on any home you like, including HOA, CDD, taxes and insurance.

Request the HOA packet Call 386.449.9248 All communities

Sources: Century Communities community website and community directory (October 2026); Community Declaration for Breakwater Villas, recorded August 28, 2026 in the St. Johns County Official Records, Instrument #2026074103, Book 6428, Pages 196-311 (116 pages). It includes the Articles of Incorporation, Bylaws and SJRWMD permit notice as exhibits. It is less than 12 months old as of Oct 17, 2026. Confirm current dues, fees and rules with the HOA before relying on them.

The Decker Group Brokered by Navy To Navy Homes
Garrett Decker, Broker Associate BK 3466920 · Mortgage Loan Originator NMLS 2567934, FLO Mortgage (Company NMLS 1835856) · Angel Decker, Sales Associate SL 3530137 · Brokerage CQ1038170
386.449.9248 · buyahomeatthebeach.com · BUILT ON TRUST. DRIVEN BY RESULTS.

Information provided by the builder/HOA and subject to change. Verify all fees, terms, and figures directly before relying on them. This page summarizes community documents in plain English and is not legal advice. Have a real estate attorney review contract and HOA questions.