Communities with No CDD and Low HOA Fees in Southwest Florida

One of the biggest surprises for buyers moving to Southwest Florida is the CDD fee — a Community Development District assessment that can add $1,500 to $4,000+ per year to your housing costs, on top of your HOA. Most new-construction master-planned communities carry a CDD because the developer uses it to finance roads, utilities, and amenity centers. But not all communities have one, and the savings over the life of a mortgage are significant.

This guide lists every community in our database that's verified to have no CDD fees. Several also have low or no HOA at all. All data comes directly from community records — but always verify current fees before making an offer, as HOA dues can change.

What is a CDD fee and why does it matter?

A Community Development District (CDD) is a special taxing district that finances infrastructure — roads, water management, parks, and amenities — in new developments. The fee appears on your property tax bill and typically runs $1,500 to $4,000+ per year in Southwest Florida. Unlike HOA fees, CDD assessments are set by the district board, not your neighbors, and they can be difficult to contest.

Over a 30-year mortgage, a $3,000/year CDD adds $90,000 to your total cost of homeownership. Communities without a CDD eliminate that expense entirely, which is why "no CDD" is one of the most common search criteria I hear from buyers.

Sarasota — The most no-CDD options

Sarasota has the highest concentration of no-CDD communities, largely because many of these neighborhoods were built before CDDs became common in Florida development.

• Calusa Lakes — A gated golf community of 575 homes on 460 wooded acres with an 18-hole semi-private golf course, clubhouse, pool, tennis, and pickleball. No CDD fees and low HOA.
• Deer Creek — One of Palmer Ranch's most established gated communities. 484 homes built 1989–1997. No CDD fees and notably low HOA ($175–$233/mo for single-family). Community pool and tennis.
• Isles of Sarasota — A gated Palmer Ranch community of 674 homes with an 11,000 sq ft clubhouse, Activities Director, four Har-Tru tennis courts, resort pool, and fitness center. The all-inclusive HOA covers cable, internet, lawn care, and exterior maintenance — no CDD.
• Mira Lago — A gated Palmer Ranch community of approximately 180 Spanish-Mediterranean homes built 1993–1994. No CDD — HOA covers pest control, exterior paint, landscaping, irrigation, and cable TV.
• Saddle Creek — A gated enclave off Proctor Road with a pool. No CDD and lower HOA costs than nearby golf communities.
• Hammock Preserve — Single-family homes on generous lots surrounded by native oak hammock and conservation land. Low HOA fees and no gated entry.
• Hammocks at Palmer Ranch — Quarter-acre-plus lots surrounded by native hammock. No community pool, no gated entry, and very low HOA.
• Preto — A small, ungated Palmer Ranch enclave surrounded by conservation preserve. Very low HOA and no community amenities — for buyers who want a Palmer Ranch address without the overhead.

Sarasota — No-HOA neighborhoods

Several established Sarasota neighborhoods have no HOA at all. These tend to be older, character-rich areas with mature landscaping and no gates.

• Harbor Acres — One of Sarasota's most prestigious waterfront neighborhoods. Estate homes on deep-water canals with direct Gulf access, south of downtown. No HOA. Resale range: $700K–$15M+.
• Lake Sarasota — Homes built around the actual Lake Sarasota on half-acre-plus lots. No HOA, no gates, no deed restrictions in most sections.
• Gulf Gate — Classic Florida ranch homes built mostly 1970–1999. Many sections have no HOA. Anchored by a walkable village of local restaurants and shops, just minutes from Siesta Key.
• South Gate — Updated 1950s ranch-style homes on former Minute Maid citrus groves. No HOA in most sections. Features a community center designed by noted Sarasota School architect Victor Lundy (a recognized Historic Structure).
• Arlington Park — Homes dating to the 1920s with a mix of Florida ranch, bungalow, and Sarasota Modern architecture. No HOA, generous lots, bikeable to downtown.

Lakewood Ranch — The rare no-CDD address

Almost every community in Lakewood Ranch carries a CDD fee. There is one notable exception:

• Amber Creek — Ryan Homes townhomes in a prime Lakewood Ranch location — and one of the rare LWR addresses with no CDD fee. From $299,990. The no-CDD savings over the life of a mortgage can be tens of thousands compared to comparable LWR communities.

Bradenton — Gated communities without CDD

• Greenfield Plantation — A gated community of approximately 1,200 homes on 400+ acres with 24/7 security, centered on an 18-hole public championship golf course. Community pool, clubhouse, snack bar. No CDD fees.
• Country Meadows — A non-gated community of 200+ single-family homes on generous lots — some exceeding one acre — near I-75 and Lakewood Ranch shopping. No CDD fees.

Parrish — The most no-CDD new construction

Parrish is unusual in that several of its newer communities were built without CDD fees. If you want new or newer construction without the CDD burden, this is where to look.

• Twin Rivers — An established community spanning 1,800 acres with 900+ homes on half-acre-plus lots along the Manatee River. Private boat ramp, kayak launch, fishing pier, sports courts. No CDD.
• Gamble Creek Estates — A 164-acre Medallion Home community of 161 homes on half-acre-plus lots among hardwood preserves and lakes. No CDD and low HOA.
• Windwater — Mattamy Homes' gated community of 231 single-family homes from 1,731 to 3,057 sq ft. The Windwater Club includes pool, covered terrace, cabanas, tot lot, and grill area. No CDD.
• Creekside at Rutland Ranch — KB Home's 95 single-family homesites with nine floor plans from 1,286 to 3,016 sq ft. Lakefront homesites and planned community park. No CDD.
• Sawgrass Lakes — KB Home's lakeside community with beach-entry pool and scenic lakefront homesites. No CDD.
• Creeks Edge at Twin Rivers — M/I Homes' newest section within Twin Rivers with generous lots and plans from 2,306 to 3,952 sq ft. No CDD.
• River Woods — 259 Mediterranean Revival-style homes with clubhouse, heated pool, fitness center, lighted tennis and pickleball courts, and biking paths. No CDD.
• Aberdeen — Approximately 209 single-family homes built 2006–2007 with plans from 1,400 to 2,800 sq ft. Two playgrounds, fitness trails. No CDD.
• Ancient Oaks — Approximately 245 lots among preserved mature oak forests and lakes, built 2003–2006. Near Buffalo Creek Golf Course. No CDD and low HOA.
• Chelsea Oaks — A gated community of approximately 210–232 homes built 2004–2008. Pool, basketball court, playground, walking trails through lakes and nature preserves. No CDD.
• Creekside Oaks — A gated enclave of approximately 85 homes built 2000–2005. Playground, picnic area, walking trails. No CDD.
• Creekside Preserve — A gated M/I Homes enclave of approximately 210 homes built 2010–2013. Playground, basketball court, preserve views. No CDD.
• Kingsfield — Over 300 homes built 1998–2005. Pool/spa, park, two playgrounds, basketball, and dog park. No CDD.
• Kingsfield Lakes — Approximately 300 homes with resort-style pool, sports courts, playground, and fenced dog park. No CDD.
• Lakeside Preserve — 170+ homes with pickleball courts, playground, and lakeside gazebo. Low HOA and no CDD.
• Grand Oak Preserve — A gated Adams Homes community of 78 homes on 30 acres with 18 acres of natural preservation. Lawn care included. No CDD.
• McKinley Oaks — A gated D.R. Horton enclave of 36 homes with 3-car garages. Two community lakes, conservation areas, lawn maintenance included. No CDD.
• Parkwood Lakes — Approximately 200 homes with six water features and extensive greenbelts. No CDD and low HOA.

The bottom line on CDD savings

A typical CDD fee of $2,500/year adds over $200/month to your housing cost. Over a 30-year mortgage, that's $75,000+ in fees that communities on this list simply don't charge. That money either stays in your pocket or lets you afford a higher purchase price while keeping the same monthly payment.

The trade-off is real: many no-CDD communities are established (built before CDDs were standard) and may have older amenity centers. But communities like Windwater, Creekside at Rutland Ranch, and Amber Creek prove that no-CDD new construction exists if you know where to look.

I can pull the exact HOA and CDD figures for any community you're considering and run the numbers through a true monthly cost comparison. Use our calculators page or reach out directly — the differences can be eye-opening.