New Construction & HOA Guide

Plain-English answers about HOA dues, CDD fees, community rules and builders across Northeast Florida, before you sign anything.

Most new homes in Flagler, Volusia, St. Johns, Duval and the surrounding counties come with an HOA, and many come with a CDD as well. Those two can add hundreds of dollars a month to what you pay, and the rules decide whether you can rent the home, park your truck or boat, put up a fence or add a pool. This guide explains what to look for. Each community page summarizes what that community’s own documents say.

HOA vs. CDD: they are not the same thing

HOA (Homeowners Association)

A private association that every homeowner belongs to
Dues are billed by the HOA, usually monthly or quarterly
Enforces the community rules: rentals, pets, vehicles, fences, exterior changes
Usually charges fees when a home sells (estoppel, transfer or capital contribution)

CDD (Community Development District)

A local government district that paid for roads, drainage, utilities or amenities
Billed on your county property tax bill as a separate line, not by the HOA
Often has two parts: yearly maintenance (O&M) plus a bond payment that ends after a set number of years
The amount can change by lot size and phase, so ask for the figure for your specific lot

The question to ask on every new home: “What is the HOA due, what is the CDD assessment for this lot, and are there any special assessments?” Add those to taxes and insurance to get your true monthly cost.

What to check in the HOA documents

Topic	Why it matters
Rentals and leasing	Minimum lease length, limits on short-term rentals, and how many times a year you can lease. This matters if you’re an investor or a military buyer who may PCS.
Pets	Number of pets allowed, leash rules, and any breed or type limits.
Vehicles, boats and RVs	Whether work trucks, boats, trailers and RVs can be parked outside the garage, and whether there’s street parking.
Fences and pools	Allowed fence material, color and height. Pool and screen-enclosure rules.
Exterior changes	Paint colors, landscaping, shutters, solar and additions usually need architectural (ARC/ACC) approval first.
Fees at closing and resale	Capital contribution, transfer and estoppel fees, which you pay when you buy and again when you sell.
Who controls the HOA	While the builder controls the board, the builder sets the rules and can often amend the documents.

Buying new construction: 5 things to know

Bring your agent to the first visit. Most builders require your agent to register you on your first visit to the sales center. If you go alone first, you may lose the chance to have your own agent represent you with that builder.
Get the warranty in writing. Ask for the builder’s limited warranty booklet. It spells out what’s covered, for how long, what’s excluded and how to file a claim.
Read the incentive fine print. Closing-cost and rate incentives usually require the builder’s preferred lender and a closing date. Compare that offer against an outside lender.
Get your own inspections. Get an inspection before drywall and another before closing, even on a brand-new home.
VA and military buyers. Check that the build timeline fits your PCS date and that the community’s leasing rules work if you need to rent the home later.

Communities by county

213 new-construction communities across Northeast Florida. Pick a county to see every community, its builders and what the HOA and CDD look like. We update these pages as builders and HOAs send us their current documents.

28 communities

Flagler County

Palm Coast, Bunnell, Flagler Beach

51 communities

Volusia County

Ormond Beach to New Smyrna Beach, DeLand, Deltona

34 communities

St. Johns County

St. Augustine, Nocatee, Ponte Vedra, St. Johns

71 communities

Duval County

Jacksonville and the Beaches

26 communities

Clay County

Orange Park, Fleming Island, Middleburg, Green Cove Springs

3 communities

Putnam County

Palatka area

Want the full HOA packet for a community?

We’ll send you the declaration, rules, fee details and CDD information we have on file, and we’ll walk you through what they mean for your budget and lifestyle.

Request the HOA packet Call 386.449.9248 Search new homes

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.