Gated Communities in Sarasota County
HOA Fees, Amenities & Home Values

HOA Fees vs CDD Fees — Know the Difference

Two fee structures commonly found in Sarasota County gated communities — HOA fees and CDD fees — are fundamentally different in how they work, what they fund, and how they affect your purchase.

HOA Fees (Homeowner Association)

HOA fees are collected by the community's homeowner association to fund common area maintenance, amenities, management, reserves, and services. HOA fees vary dramatically by community — from under $100/month for basic amenities to over $1,000/month for luxury resort-style communities.

• Paid monthly, quarterly, or annually depending on the community
• Not deductible on federal taxes for primary residences
• Not tied to your property tax bill — paid separately to the HOA
• Can increase as the community ages and maintenance costs rise
• Special assessments possible if reserves are underfunded

CDD Fees (Community Development District)

CDD fees are government-authorized bonds that fund infrastructure development — roads, utilities, amenities — that were built for the community. They appear as a line item on your annual property tax bill and are tied to the property, not the HOA.

• Listed on property tax bill — often misidentified as property taxes
• Run with the land — every owner pays them until the bond is paid off
• Can be very significant — often $1,500-$5,000+ per year in some Sarasota communities
• Partially deductible on federal taxes (the maintenance portion)
• Eventually expire when the bond is fully paid, typically 20-30 years after development

Gated Communities — HOA and Cost Comparison

The following comparison uses publicly available information and agent knowledge current as of May 2026. Always verify directly with each community's HOA for current fees.

*One exception: 6075 Sawgrass Lake Ct in Talon Preserve has a CDD. All other Talon Preserve addresses have no CDD. HOA fees for communities other than Talon Preserve and Palmero are estimates based on publicly available information — verify directly with each community.

What Are You Actually Paying For?

HOA fees vary dramatically based on what they cover. Understanding the components helps you evaluate whether a community's fee structure represents good value.

Common HOA Coverage Items

• Common area maintenance — Landscaping, irrigation, exterior lighting, gates, roads, sidewalks in common areas
• Amenity maintenance — Pool maintenance and chemicals, fitness equipment, court resurfacing, clubhouse upkeep
• Management fees — Professional property management company
• Reserve fund contributions — Savings for future major repairs and replacements
• Insurance — Common area and liability insurance

What Some HOAs Also Cover (Varies)

• Exterior maintenance — Roof replacement, exterior painting (more common in villa/condo communities)
• Landscaping of individual lots — Lawn mowing and care for each homeowner's yard (some communities)
• Pest control — Exterior pest control service
• Cable and internet — Bulk community agreements (some communities)
• Private road maintenance — Interior community roads not maintained by the county

What to Review Before Buying in Any Gated Community

Florida law requires sellers of HOA properties to provide governing documents to buyers, who then have a specific review period. Use this time to evaluate these key items.

• Current HOA financials — Are reserves adequately funded? Underfunded reserves signal future special assessments.
• Meeting minutes (last 12 months) — What issues is the board dealing with? Deferred maintenance? Neighbor disputes? Pending litigation?
• Rules and restrictions — Pet restrictions (weight limits, breed bans), rental restrictions (minimum lease period, maximum number of rentals per year), parking rules, landscaping requirements, exterior modification approval process
• Rental policy — Critical for investors. Palmero allows monthly rentals up to 5x per year. Talon Preserve has similar flexibility. Some older communities restrict rentals significantly.
• Pending or recent special assessments — Has a special assessment been levied or voted on? Are there known upcoming projects without reserve funding?
• Litigation — Is the HOA in litigation? As a buyer you inherit these legal risks.
• Management company and contact — Is the community professionally managed? Active self-management by volunteer boards can lead to inconsistent enforcement and financial management.

Gated Community Questions Answered