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. Every community below has been verified as having 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.
Lakewood Ranch
Amber Creek
Now BuildingRyan Homes townhomes in a prime Lakewood Ranch location, and one of the rare LWR addresses with no CDD fee, which is real long-term savings. Low-maintenance, modern floor plans close to Main Street and shopping.
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Avalon Woods
Now BuildingRyan Homes single-family homes and townhomes near the heart of Lakewood Ranch, new-construction quality at a below-average LWR price point with no CDD fee. A smart value play for buyers who still want a Ranch address.
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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 to $233/mo for single-family). Community pool, tennis, and lake views throughout.
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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 to 1994 on 50+ acres. Floor plans range from 1,850 to 2,500+ sq ft with 2 to 3 bedrooms. No CDD fees, HOA covers pest control, exterior paint, landscaping, irrigation, and cable TV.
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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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Saddle Creek
A gated enclave of single-family homes off Proctor Road in east Sarasota, compact community with a pool, no CDD, and lower HOA costs than nearby golf communities. Family-oriented with quick access to I-75 and Sarasota schools.
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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
Creekside at Rutland Ranch
Now BuildingKB Home's newest Parrish community with 95 single-family homesites and nine floor plans from 1,286 to 3,016 sq ft. No CDD fees, lakefront homesites, and a planned community park and garden.
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Sawgrass Lakes
Now BuildingKB Home's lakeside community in two phases with plans from 1,272 to 2,566 sq ft. A beach-entry pool with cabana and scenic lakefront homesites, and 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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Creeks Edge at Twin Rivers
Now BuildingM/I Homes' newest section within Twin Rivers featuring generous lots and plans from 2,306 to 3,952 sq ft. No CDD fees. Mature trees, winding streets, and proximity to parks and nature preserves.
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Twin Rivers
An established community spanning 1,800 acres with 900+ homes on generous half-acre-plus lots along the Manatee River. A private boat ramp, kayak launch, fishing pier, and multiple sports courts. No CDD fees.
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Gamble Creek Estates
A 164-acre deed-restricted Medallion Home community of 161 homes on half-acre-plus lots nestled among hardwood preserves and sparkling lakes. No CDD fees and low HOA.
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River Woods
Approximately 259 Mediterranean Revival-style single-family homes from the mid-1990s through early 2000s. A clubhouse with heated pool, fitness center, lighted tennis and pickleball, and biking paths. No CDD fees.
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Aberdeen
Approximately 209 single-family homes built 2006 to 2007 with floor plans from 1,400 to 2,800 sq ft. Two playgrounds, fitness trails, low quarterly HOA, and no CDD fees.
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Ancient Oaks
An established community of approximately 245 lots set among preserved mature oak forests and lakes. Built 2003 to 2006 with no CDD fees and low HOA. Near Buffalo Creek Golf Course.
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Chelsea Oaks
A gated community of approximately 210 to 232 homes built 2004 to 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 to 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 to 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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Kingsfield
Over 300 single-family homes built by Centex 1998 to 2005 on the corner of Old Tampa Road and Fort Hamer Road. A pool/spa, park, two playgrounds, basketball, and a dog park. No CDD fees.
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Kingsfield Lakes
Approximately 300 single-family homes built by Centex and Pulte 1999 to 2005 with many lakefront lots. A resort-style pool, sports courts, playground, and fenced dog park. No CDD fees.
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Lakeside Preserve
An established community of 170+ single-family homes dating to 2007 with plans from 1,338 to 3,241 sq ft. Pickleball courts, a playground, lakeside gazebo, and walking trails. Low HOA 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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Parkwood Lakes
A fully built-out community of approximately 200 homes dating to the mid-1990s with six water features and extensive greenbelts. No CDD fees and low HOA. Lake and preserve views throughout.
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Southern Oaks
A D.R. Horton community on approximately 70 acres defined by its mature oak canopy and no CDD fees. Twelve floor plans from 1,600 to 3,000 sq ft with concrete-block construction. Now sold out.
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Timberly
A small community of 67 maintenance-free paired villas by Maronda Homes dating to 2003 to 2004. A heated pool, lawn care, and basic cable/internet are included in the HOA. No CDD fees.
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Palmetto
Silverstone
Now BuildingA D.R. Horton community in two phases, Silverstone South (approximately 299 homes, built 2017-2020) and Silverstone North (still selling new construction). Silverstone North has no CDD, with HOA of approximately $136/month covering pool, clubhouse, and common-area maintenance. Homes feature D.R. Horton's Smart Home Automation system. Concrete-block construction on both floors.
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Sanderling
Now BuildingA Mattamy Homes community of 95 single-family homes just off US-41 in Palmetto. Eight floor plans range from 1,504 to 2,799 sq ft with 2-4 bedrooms. No CDD fees. Mattamy's signature open-concept layouts feature Great Room and dining areas flowing together, with covered lanais on every home. Located within five minutes of I-75 and I-275.
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Palmetto Point
An established waterfront neighborhood of 527 homes near the Skyway Bridge, dating back to 1956. Home styles include Key West, Spanish-inspired villas, coastal-contemporary, and classic Florida ranch. Many homes feature backyard pools, covered lanais, and private boat slips. No HOA or CDD fees. An active civic association organizes community events throughout the year.
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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 to 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 and Avalon Woods in Lakewood Ranch, Windwater and Creekside at Rutland Ranch in Parrish, and Sanderling in Palmetto are all actively building with no CDD fee. In most new construction, the CDD funds the roads, utilities, and amenity centers. 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.
Why does Parrish have so many no-CDD communities?+
Many of Parrish’s established communities were built in the late 1990s through early 2010s, before CDDs became the dominant infrastructure-funding model in Florida. Communities like Kingsfield, Twin Rivers, Aberdeen, and Chelsea Oaks predate the CDD trend. Some newer Parrish communities like Windwater have also chosen to skip CDDs, making the area one of the best in Southwest Florida for buyers looking to avoid that extra assessment.
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.
Or call or text (941) 350-0224.