Davie Florida CDD Fees: What They Are and What They Cost 2026

What Is a CDD Fee in Davie, Florida?

A CDD fee is a non ad valorem assessment that pays for community infrastructure, and it shows up on your Broward County property tax bill separate from your regular property taxes and separate from your HOA dues. Most Davie communities do not carry a CDD because Davie is older and largely built out. Academical Village is one confirmed Davie district. Always verify the specific community before you write an offer.

If you are searching for answers on Davie Florida CDD fees, you are almost always doing it for one of two reasons. Either you saw the letters CDD on a listing or an estoppel and want to know what it means, or you got your first November tax bill after closing and a line you did not budget for is staring back at you. Both are the right instinct. This is the kind of carrying cost that quietly changes what a home actually costs you every year, and it is worth understanding before you commit.

How a CDD Fee Is Different From Your HOA

A Community Development District is created under Chapter 190 of the Florida Statutes. It is a special purpose unit of local government that finances and maintains the infrastructure inside a community: the roads, drainage, water and sewer lines, and shared amenities. The district issues tax exempt bonds to build all of that up front, then charges the homeowners inside its boundary to pay it back over time.

That is the part most buyers miss. A CDD is a government entity, not a private club. An HOA is private. You can live in a community that has both, and the two bills have nothing to do with each other.

Here is the cleanest way to hold the difference in your head:

• Your property tax is ad valorem. It is based on the assessed value of your home.
• Your CDD fee is non ad valorem. It is a flat assessment tied to your lot, collected on the same Broward County tax bill.
• Your HOA dues are private. You pay them directly to the association, never on the tax bill.

Three separate line items, three separate purposes. When a buyer tells me the taxes felt higher than expected, this blurring of the three is almost always why.

A CDD assessment itself usually has two parts. The first is bond debt service, which repays the money borrowed to build the infrastructure. That piece is finite. It typically runs 20 to 30 years and then drops off the bill entirely. The second is operations and maintenance, which funds the ongoing upkeep. That piece is perpetual. It does not go away as long as the district exists. One more detail that surprises people at tax time: CDD assessments are generally not tax deductible, because they are assessments and not ad valorem taxes.

What Davie Florida CDD Fees Actually Cost

Across newer Florida master planned communities, CDD assessments commonly add somewhere in the range of $2,000 to $4,000 per year, and on some properties more. Over a decade that is real money, often $20,000 to $50,000 layered on top of everything else you are paying to own the home.

Here is the local reality, and it is the part that gets Davie wrong in most national articles. Davie is an older, largely built out town. The heavy CDD model belongs to the big new suburbs of Central Florida and the Gulf Coast, places that were farmland a decade ago and needed districts to finance brand new infrastructure from scratch. Davie mostly already had its roads and drainage. That means CDDs are far less common here than a buyer relocating from those markets might assume.

The universal non ad valorem line almost every Davie property does carry is small and unrelated to a CDD. The Town of Davie charges a stormwater assessment of about $5 per month, roughly $60 per year for a single family home. Do not mistake that modest line for a CDD. It is a townwide utility charge, not a community district bond.

Because Davie is built out, you should treat any CDD you do find here as the exception that has to be verified, not assumed. Academical Village is one confirmed Chapter 190 district inside the Town of Davie. Beyond a confirmed case like that, do not take a third party listing site or a builder brochure at its word that a given community carries a CDD. Confirm it against the primary record before you factor it into your Davie cost of living math.

How to Check for a CDD Before You Buy

You never want to learn about a CDD from your tax bill in November. You want to know before you write the offer. Here is the process I walk buyers through.

1. Pull the parcel on the Broward County Property Appraiser site. Search the address at bcpa.net and read the non ad valorem section of the tax record. A CDD assessment shows up there by name, separate from the ad valorem taxes.

2. Check the full Broward County tax bill. The Broward County records show every assessment collected on the property, so you can see the CDD line alongside the stormwater assessment and any others.

3. Request an estoppel or payoff letter. For a community with a district or an association, the estoppel spells out what is owed and what transfers to you at closing. This is where a hidden bond balance surfaces.

4. Read the community’s own CDD budget. If a district exists, it publishes a budget and an assessment schedule. That tells you how much is bond debt service, how much is operations and maintenance, and how many years of bond payments remain.

5. Have your title company run the search and ask your agent. A CDD lien attaches to the property. A clean title review and a local agent who knows the community will catch it before it becomes your surprise.

One legal point worth knowing. Florida Statute 190.048 requires a bold disclosure in the initial sales contract when you buy a home inside a CDD. That protects buyers of new construction directly from the developer. Resale buyers get less automatic protection, which is exactly why the steps above matter more on a resale. You do the homework yourself.

This is the kind of number I run with clients before we ever write an offer in the Davie real estate market. The list price is only part of the picture. A CDD, a high HOA, or a flood insurance premium can change your true monthly cost by hundreds of dollars, and you want all of it on the table before you decide, the same way you plan for closing costs in Davie instead of getting hit with them at the table.

Why This Catches So Many Buyers Off Guard

The most common reaction I hear from buyers who found a CDD the hard way is some version of “why didn’t anyone tell me about this?” The fee does not show up in the mortgage payment quote. It does not show up in the listing headline. It shows up quietly the first November, folded into a tax bill that is suddenly thousands of dollars higher than the number in your head.

You avoid that entirely by asking one question early: what non ad valorem assessments are on this specific parcel? Ask it before the offer, verify it against the county record, and there are no surprises after closing. In a built out town like Davie the answer is usually just the small stormwater line. When it is more than that, you want to know while you still have room to decide.

Frequently Asked Questions

Do most Davie, Florida homes have a CDD fee?

No. Davie is an older, largely built out town, so CDDs are far less common here than in the newer master planned suburbs of Central Florida and the Gulf Coast. Most Davie single family homes carry only the townwide stormwater assessment of about $60 per year, which is not a CDD. Always verify the specific parcel, because exceptions exist.

Is a CDD fee the same as an HOA fee in Davie?

No, they are completely separate. A CDD is a government district created under Chapter 190 of the Florida Statutes, and its assessment is collected on your Broward County property tax bill. An HOA is a private association you pay directly. A community can have both, and the two charges fund different things.

How much does a CDD fee cost in Florida?

In newer Florida communities a CDD assessment commonly runs $2,000 to $4,000 per year, and sometimes more. It usually splits into bond debt service, which repays the infrastructure bonds over 20 to 30 years and then ends, and operations and maintenance, which is perpetual. The exact amount depends entirely on the community, so confirm it for the specific home.

How do I find out if a Davie home has a CDD before I buy?

Pull the parcel on the Broward County Property Appraiser site at bcpa.net and read the non ad valorem section of the tax record. Then request an estoppel letter, review the community’s CDD budget if one exists, and have your title company run the search. Your agent should confirm it before you write the offer.

Are CDD fees tax deductible?

Generally no. A CDD fee is a non ad valorem assessment rather than an ad valorem tax, so it typically does not qualify for the property tax deduction. Confirm your specific situation with your tax professional, because how a portion is treated can vary.

Talk to a Davie Real Estate Expert

Before you write an offer on any Davie home, you want the full carrying cost in front of you, not just the list price. A quick conversation is the fastest way to know whether a specific community carries a CDD, what the annual number really is, and how it fits your budget. Anthony is a Davie native and a Broker Associate with Coldwell Banker, and he built livingindavieflorida.com to answer exactly these questions. Schedule a strategy call here.

Anthony Spitaleri

Living in Davie Florida

954-235-5783

Davie, Florida

livingindavieflorida.com

Written by Anthony Spitaleri, Broker Associate with Coldwell Banker and a Davie native. More about Anthony