Palmetto Fees
Palmetto HOA and CDD fees by community
30 communities · Updated quarterly · Last reviewed September 2026
Short answer: in Palmetto, the HOA is not the number. The median community runs about $3,568 a year in combined HOA and CDD, but 19 of the 30 carry a district assessment, and in three of them that district runs fourteen to twenty-nine times the HOA. A community here can advertise a $120 annual HOA and still cost $3,500 a year to carry.
About these CDD numbers
These are assessed amounts, not estimates: the non-ad valorem assessments actually levied on the parcel, from the Manatee County Property Appraiser’s certified tax roll. Three communities are too new to appear on the roll and are marked in the table as MLS estimates. HOA dues stay estimates everywhere, because the county does not record association fees at all.
When the district is twenty-nine times the HOA
Palmetto has more brand-new construction than anywhere else I track, and new communities finance their roads, drainage and amenities with municipal bonds repaid through a district assessment on the tax bill. When the district carries the amenities, the association has little left to charge for, and the HOA collapses to a number that means nothing on its own.
Rivers Reach
HOA $80 - $160
District $3,108 - $3,788
29x
District vs HOA
Pepper Grove
HOA $156 - $180
District $2,405 - $2,761
15x
District vs HOA
Mandarin Grove
HOA $224 - $228
District $3,167
14x
District vs HOA
The inverse also exists. 11 of the 30 communities here carry no district at all, and those are mostly the older waterfront neighborhoods near the river and Terra Ceia Bay, platted long before this financing model arrived.
Palmetto fees by community, 2026 table
HOA figures are annual estimates compiled from listing data. CDD figures are the amounts assessed on the county tax roll. Where an HOA is not published, the community has no reliable listing data yet, and the district figure is still real. Hover or tap any flood zone for what it means.
| Community | HOA / yr (est.) | CDD / yr (assessed) | Flood Zone | Notes |
|---|---|---|---|---|
| Artisan Lakes | $1,980 - $6,438 | $1,192 - $1,960 | Master plan; the figure varies by village | |
| Bay Colony | Not published | None | ||
| Coasterra | $588 - $1,323 | $2,214 - $2,768 | Master plan, not yet on the roll; CDD shown is an MLS estimate | |
| Cove at Coasterra | Not published | $2,355 - $2,702 | Assessed figures; no MLS fee data existed | |
| Crystal Lakes | $540 - $650 | None | ||
| Curiosity Creek | $1,200 - $1,800 | $2,820 - $3,525 | Not yet on the roll; CDD shown is an MLS estimate | |
| Eaves Bend | $1,980 | $1,215 - $1,640 | ||
| Edgestone | Not published | None | Inside Artisan Lakes, but carries no district at all | |
| Edgewater at Coasterra | Not published | $2,903 | Assessed figures; no MLS fee data existed | |
| Esplanade at Artisan Lakes | $5,904 - $6,438 | $1,177 - $1,960 | 55+ village, the largest in the master plan | |
| Esplanade at Coasterra | Not published | $2,129 - $2,568 | Assessed figures; no MLS fee data existed | |
| Fairways at Imperial Lakewoods | $564 - $700 | None | ||
| Forest Creek | $120 - $2,344 | $1,558 - $3,404 | ||
| Fresh Meadows | $600 | None | ||
| Imperial Lakes Estates | $2,056 - $2,176 | None | ||
| Laguna at Riviera Dunes | $11,352 - $22,032 | None | ||
| Mandarin Grove | $224 - $228 | $3,167 | District runs about fourteen times the HOA | |
| Palmetto Point | Not published | None | ||
| Palms at Coasterra | Not published | $2,645 - $2,968 | Assessed figures; no MLS fee data existed | |
| Pepper Grove | $156 - $180 | $2,405 - $2,761 | District runs about fifteen times the HOA | |
| Rivers Reach | $80 - $160 | $3,108 - $3,788 | HOA is about $120 a year; the district carries roughly $3,448 | |
| Riviera Dunes | $9,424 | None | Marina district of six separately platted enclaves | |
| Sanctuary Cove | $1,701 - $3,515 | $816 - $1,799 | Lowest district assessment in Palmetto | |
| Sanderling | $1,140 | None | Not yet on the certified roll | |
| Silverstone | $1,428 - $1,632 | $1,507 - $1,916 | North and South sit in two different districts | |
| Southpointe | $2,668 - $3,908 | $1,445 - $1,983 | ||
| Stonegate Preserve | $752 - $2,043 | $1,356 - $4,058 | Widest district range here; confirm the specific lot | |
| Trevesta | $1,800 - $2,573 | $2,261 - $2,855 | ||
| Tropic Isles | Not published | None | 55+ resident-owned; 39% of homes are waterfront | |
| Willow Walk | $100 - $2,148 | $2,249 - $2,337 |
HOA amounts are estimates and vary by lot, product type and sub-association. CDD amounts are assessed figures from the certified roll and still vary parcel by parcel. Always verify against the association budget and the tax bill before writing an offer. Last reviewed September 2026. See the full fee table across every area.
What the listing data missed
Checking every community against the certified roll rather than against MLS entries produced figures that do not exist anywhere else, and corrected one that was simply wrong.
Silverstone North does carry a CDD
It is widely reported as having none. The certified roll assesses the Willows CDD on all 694 Silverstone North homes, at roughly $1,507 to $1,916 a year. Silverstone South is a separate district again, the Willow Hammock CDD at a flat $1,739. A buyer budgeting off the no-CDD claim would be out by about $1,700 a year.
Four Coasterra villages had no fee data at all
Cove, Palms, Edgewater and Esplanade at Coasterra returned no usable listing data, so they would normally publish blank. The roll assesses all four, every home completed in 2025, all in the Newport Isles CDD: roughly $2,129 to $2,968 depending on the village. Those are assessed amounts, published here for the first time.
Two more moved materially
Esplanade at Artisan Lakes, listed at $902 to $1,669, is assessed at $1,177 to $1,960. Pepper Grove, listed at $1,675 to $2,340, is assessed at $2,405 to $2,761.
How to check the real numbers for one address
Pull the property on the Manatee County Property Appraiser site and read the non-ad valorem assessments section of the most recent tax bill. Every district touching the parcel is named there with its exact amount, which is where the figures on this page come from.
In a master plan, establish the village before anything else. Artisan Lakes alone contains a 55+ village, a large single-family section and a townhome section, and one of the three carries no district at all while the others do.
Common Questions
Palmetto HOA & CDD FAQ
How much are HOA and CDD fees in Palmetto?
Across the 30 Palmetto communities I track, the median home pays roughly $3,568 a year in combined HOA and CDD costs. That sits between Parrish at about $2,665 and Lakewood Ranch at $5,923. The range is wide, from about $595 a year in Crystal Lakes to roughly $16,692 in Laguna at Riviera Dunes, and the single biggest driver is whether the community carries a Community Development District assessment. Nineteen of the thirty do.
Why is the HOA so low in some Palmetto communities?
Because the district is paying for the things an HOA would normally cover. Rivers Reach has an HOA of roughly $120 a year and a district assessment of roughly $3,448, which is nearly twenty-nine times larger. Pepper Grove and Mandarin Grove show the same pattern at about fifteen and fourteen times. Quote the HOA on its own in those communities and the carrying cost looks close to free, which is why the two numbers always have to be read together.
Are these CDD figures estimates?
No. The CDD amounts on this page are the non-ad valorem assessments actually levied on the parcel, taken from the Manatee County Property Appraiser's certified tax roll, which is the record your tax bill is printed from. Three communities are exceptions and are marked as such: Coasterra, Curiosity Creek and Sanderling are too new to appear on the roll yet, so their figures remain MLS estimates. HOA dues are a separate matter everywhere, because the county does not record private association fees at all.
Does Silverstone have a CDD?
Yes, and both phases do, in two different districts. It is worth stating plainly because it is widely reported otherwise. The certified roll assesses the Willows CDD on all 694 Silverstone North homes at roughly $1,507 to $1,916 a year, and Silverstone South sits in the Willow Hammock CDD at a flat $1,739. Confirm which phase a listing is in, because the districts and the amounts differ.
How do I find the exact CDD assessment for a Palmetto address?
Look the property up on the Manatee County Property Appraiser site and read the non-ad valorem assessments section of the most recent tax bill, where each district is named with its exact amount. For the HOA, ask for the association's current budget rather than relying on a listing figure. Send me an address and I will pull both the same day.
Fees are half the picture
A fee table tells you the carrying cost, not whether the community fits. Related reading: living in Palmetto, the Palmetto community directory, the full fee table, and the side-by-side comparison tool.