No CDD Fee
Communities with No CDD Fee
CDD fees are one of the biggest surprises for buyers new to Florida — a separate tax assessment on top of your HOA and property taxes that can run $1,500 to $5,000+ per year. The communities below have no CDD fee, which means real long-term savings on your monthly housing cost.
No CDD doesn’t always mean lower total cost — some of these communities have higher HOAs that cover what a CDD would otherwise fund. I always build the full monthly picture — HOA, CDD (or lack of it), insurance, and taxes — so you can compare communities on what you actually pay, not just the sticker price.
Sarasota
Deer Creek
One of Palmer Ranch's most established gated communities — 484 homes (378 single-family and 106 maintenance-free villas) built between 1989 and 1997. No CDD fees and notably low HOA ($175–$233/mo for single-family). Community pool, tennis, and lake views throughout.
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Calusa Lakes
A gated golf community of 575 custom-built single-family homes on 460 wooded acres with 28 lakes, built between 1992 and 2003. Features an 18-hole semi-private golf course, clubhouse, pool, tennis, and pickleball. No CDD fees and low HOA.
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Isles of Sarasota
A gated Palmer Ranch community of 674 single-family homes built by DiVosta between 2006 and 2013. Features an 11,000 sq ft clubhouse with an Activities Director on staff, four Har-Tru tennis courts, resort pool, and fitness center. The all-inclusive HOA covers cable, internet, lawn care, and exterior maintenance — no CDD fees.
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Mira Lago
A gated Palmer Ranch community of approximately 180 Spanish-Mediterranean-style homes built in 1993–1994 on 50+ acres. Floor plans range from 1,850 to 2,500+ sq ft with 2–3 bedrooms. No CDD fees — HOA covers pest control, exterior paint, landscaping, irrigation, and cable TV.
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Bradenton
Greenfield Plantation
A gated community of approximately 1,200 homes on 400+ acres with 24/7 security, centered on The Links at Greenfield Plantation — an independently owned 18-hole public championship golf course. Single-family homes and maintenance-free options with a community pool, clubhouse, snack bar, and sundeck. No CDD fees.
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Country Meadows
A non-gated community of 200+ single-family homes built by Medallion Home between 2006 and 2012 in east Manatee County. Generous lot sizes — some exceeding one acre — with no CDD fees. Located near I-75 and Lakewood Ranch shopping.
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Parrish
Chelsea Oaks
A gated community of approximately 210–232 homes built 2004–2008 by Medallion Home and Lennar. A pool, basketball court, playground, and walking trails weave through lakes and nature preserves. No CDD fees.
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Creekside Oaks
A gated enclave of approximately 85 single-family homes built 2000–2005 with plans from 1,895 to 3,653 sq ft. A playground, picnic area, and walking trails set among tropical landscaping. No CDD fees.
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Creekside Preserve
A gated M/I Homes enclave of approximately 210 single-family homes built 2010–2013 with plans from 1,600 to 3,302 sq ft. A playground, basketball court, and preserve views throughout. No CDD fees.
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Grand Oak Preserve
A gated Adams Homes community of approximately 78 single-family homes on 30 acres with 18 acres of natural preservation. Towering grand oaks, lawn care included, and no CDD fees.
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McKinley Oaks
A gated D.R. Horton enclave of just 36 single-family homes with 3-car garages on nicely sized lots. Two community lakes, conservation areas, and lawn maintenance included. No CDD fees.
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Windwater
Now BuildingMattamy Homes' gated community of 231 single-family homes from 1,731 to 3,057 sq ft with no CDD fees. The Windwater Club includes a pool, covered terrace, cabanas, tot lot, grill area, and paw park.
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This is a curated selection — there are more options across the region. Tell me what you’re after and I’ll match you to the right community.
Communities with No CDD Fee FAQ
What is a CDD fee and why do some communities have one?+
A Community Development District (CDD) is a special taxing district that finances the infrastructure — roads, water, sewer, amenities — built by the developer. Homeowners pay an annual CDD assessment on their tax bill, typically $1,500 to $5,000+ per year, until the bonds are paid off (usually 15–30 years). Older, established communities often have no CDD because the infrastructure was funded differently.
Are there new construction communities with no CDD?+
They’re rare, but they exist. Amber Creek in Lakewood Ranch and Windwater in Parrish are newer communities with no CDD fee. In most new construction, the CDD funds the roads, utilities, and amenity centers you’re buying into. I always flag the CDD amount and remaining bond balance so you know exactly what you’re paying.
How much can I save without a CDD fee?+
Over a 10-year ownership period, skipping a $3,000/year CDD saves $30,000 in assessments alone. But compare carefully — some no-CDD communities have higher HOAs or fewer amenities. I build a true monthly cost comparison for every community we look at so the savings are real, not just on paper.
Let’s find your community
Tell me your budget, lifestyle, and timeline, and I’ll match you to the right fit — with current pricing, availability, and an honest read on fees and value.