Lakewood Ranch Fees
Lakewood Ranch CDD and HOA fees by village
Updated quarterly · Last reviewed July 2026
Every home in Lakewood Ranch pays two separate community fees: an HOA fee to the homeowners association and a CDD assessment to a Community Development District, which appears on your Manatee or Sarasota County property tax bill as a non-ad valorem assessment. Combined, they typically run between roughly $3,000 and $8,000 per year depending on the village — and can top $15,000 where golf membership is bundled into the HOA. The CDD portion is the one most buyers don’t discover until they’re under contract. This page lists both fees for the Lakewood Ranch villages I track, updated quarterly.
What’s the difference between CDD and HOA fees?
Your HOA fee pays for the ongoing stuff — community management, common-area landscaping, amenities, and in some villages, lawn care or gated entry. Your CDD assessment pays for the infrastructure that built the community in the first place: roads, drainage, utilities, and amenity construction. CDDs finance that infrastructure with municipal bonds, and the assessment on your tax bill has two parts — a debt portion (repaying the bonds, which can eventually be paid off) and an operations-and-maintenance portion (which continues indefinitely).
This is why two similar homes in different villages can differ by $200+ per month in true carrying cost. Lakewood Ranch’s original villages sit in numbered Community Development Districts overseen by the Lakewood Ranch Inter-District Authority, and many have partially or fully retired their bond debt. Newer villages in the Lakewood Ranch Stewardship District carry fresh bonds, so their CDD assessments run higher.
Lakewood Ranch fees by village — 2026 table
| Village | HOA (annual est.) | CDD (annual est.) | Notes |
|---|---|---|---|
| Amber Creek | $2,268 | None | |
| Arbor Grande | $3,780 - $6,060 | $1,210 - $2,022 | |
| Avalon Woods | $672 | None | |
| Azario - Esplanade | $5,585 - $8,384 | $1,648 - $2,501 | Golf & resort lifestyle bundled into HOA — membership tier changes the number |
| Azario - Park East | $2,600 | $1,752 | |
| Bridgewater | $4,265 | $1,658 | |
| Calusa Country Club | $8,228 - $10,310 | $1,955 - $3,555 | Golf membership bundled into dues |
| Central Park | $3,112 - $4,992 | $464 - $2,010 | |
| Country Club East | $3,945 - $7,114 | $1,892 - $2,877 | Gated; club membership separate |
| Cresswind | $1,664 - $5,400 | $1,481 - $1,735 | 55+ (age-restricted) — Kolter wellness-centered amenity model |
| Del Webb | $4,986 - $6,252 | $1,289 - $1,889 | 55+ (age-restricted) — HOA includes lawn care, amenities & lifestyle staff |
| Edgewater | $11,140 - $15,600 | None | Gated; no CDD |
| Esplanade Golf & Country Club | $11,968 - $14,064 | $1,231 - $1,953 | Golf & lifestyle bundled into HOA — golf vs. social tier changes the number |
| Harmony | $2,664 - $3,360 | $1,220 - $1,686 | |
| Indigo | $4,596 - $4,992 | $1,820 - $1,859 | |
| Lakewood National | $9,714 - $14,318 | $1,655 - $3,040 | Golf membership bundled into dues |
| Lorraine Lakes | $4,913 - $6,873 | $888 - $2,709 | |
| Mallory Park | $3,977 - $5,047 | $1,210 - $2,165 | |
| Palisades | $3,000 | $1,720 | |
| Palm Grove | $2,100 - $4,772 | $1,004 - $2,687 | |
| Polo Run | $3,620 - $4,644 | $2,081 - $2,891 | |
| Sapphire Point | $3,800 - $4,084 | $1,135 - $1,144 | |
| Savanna | $3,120 - $3,276 | $1,830 | |
| Solera | $3,113 - $3,288 | $1,164 - $1,240 | |
| Star Farms | $2,932 - $4,248 | $1,482 - $2,729 | Resort amenity package — among the newest bonds, so expect the top of the CDD range |
| Sweetwater | $1,320 - $3,920 | $1,360 - $1,784 | |
| The Isles | $5,220 - $6,108 | $2,600 | |
| The Lake Club | $7,012 - $14,985 | $658 - $2,948 | Gated luxury village; club amenities in dues |
| Waterbury Park | $4,848 | $658 | |
| Waterside - Avanti | $1,861 | None | Sarasota County side — different tax base |
| Waterside - Bungalow Walk | $2,280 | $1,800 - $1,986 | Sarasota County side — different tax base |
| Waterside - Emerald Landing | $4,200 - $4,800 | $1,802 | Sarasota County side — different tax base |
| Waterside - LakeHouse Cove | $4,452 | $1,767 - $2,053 | Sarasota County side — different tax base |
| Waterside - Nautique | $2,128 - $2,780 | $1,473 | Sarasota County side — different tax base |
| Waterside - Shellstone | $6,617+ | $2,126 | Sarasota County side — different tax base |
| Waterside - The Alcove | $5,436 - $5,948 | $1,647+ | Sarasota County side — different tax base |
| Waterside - Wild Blue | $4,860 - $10,572 | $2,161 - $3,321 | Sarasota County side — different tax base |
| Windward | $2,952 - $4,300 | $1,534 - $2,129 | |
| Woodleaf Hammock | $3,068 | $1,429 - $1,842 |
CDD figures are the total non-ad valorem assessment (debt + O&M) for a typical lot in each village; HOA figures are annualized estimates. Individual assessments vary by lot size and product type — always verify the exact figure for a specific address before writing an offer. About the data: ranges are compiled from Manatee and Sarasota County property records, district budgets published by the Lakewood Ranch Inter-District Authority and the Lakewood Ranch Stewardship District, and active MLS listing data. Last reviewed July 2026. Looking for Parrish or Wellen Park? See the full three-area fee table.
How to check the exact CDD fee for any address
Pull the property on the Manatee County Property Appraiser site (or Sarasota County for Waterside), open the most recent tax bill, and look at the non-ad valorem assessments section. Every CDD line item is listed there with the exact dollar amount. I do this on every property my buyers consider — if you want me to run a specific address, send it over and you’ll have the real number the same day.
Common Questions
CDD & HOA FAQ
What is the difference between CDD and HOA fees in Lakewood Ranch?+
HOA fees pay for ongoing community operations like management, landscaping, and amenities. CDD assessments repay the municipal bonds that financed the community’s infrastructure (roads, drainage, utilities) plus ongoing maintenance, and appear as non-ad valorem assessments on the Manatee or Sarasota County property tax bill.
Do Lakewood Ranch CDD fees ever go away?+
The debt portion of a CDD assessment ends when the district’s bonds are repaid or a homeowner pays off their lot’s share early. The operations-and-maintenance portion continues indefinitely. Older Lakewood Ranch villages are closer to debt payoff; newer Stewardship District villages carry 20+ years of remaining bond debt.
How do I find the exact CDD fee for a Lakewood Ranch address?+
Look up the property on the Manatee County Property Appraiser website (Sarasota County for Waterside) and check the non-ad valorem assessments section of the most recent tax bill, which lists every CDD line item and exact amount.
Why don’t listing prices mention CDD fees?+
MLS listings disclose them, but portal sites often bury or omit them, and monthly payment calculators almost never include them. That’s how buyers end up $150–$300 a month off on their budget. It’s the first thing to check on any Lakewood Ranch home you’re considering.
Are CDD fees tax-deductible?+
The debt portion sometimes is, as it can qualify similarly to other components of your property tax bill — but this is a question for your CPA, not your realtor, and the answer depends on your situation.
Fees are half the picture
The Relocation Guide puts these numbers next to the community comparisons, insurance questions, and tradeoffs that actually decide which village fits. Related reading: the Lakewood Ranch community guide, the 55+ community comparison, and the side-by-side community comparison tool.