You have probably seen listings around The Villages area that say “no CDD” or “no bond.” If you are comparing homes in Lakeside Landings, that phrase can feel like a big relief — and also a bit confusing. You want a clear picture of what you will pay each month, with no surprise fees later.
In this guide, you will learn what “no CDD/no bond” means in plain English, how to verify it for a specific Lakeside Landings address, and how to model your total ownership costs. You will also get smart questions to ask the HOA so you can buy with confidence. Let’s dive in.
No CDD and no bond, defined
A Community Development District (CDD) is a special local unit of government in Florida that helps build and maintain community infrastructure like roads, utilities, and amenities. CDDs often issue long-term bonds to finance those projects. Homeowners then repay that bond debt through assessments that appear on the property tax bill.
When you see “no CDD,” it means the community was not set up as a CDD and there is no separate CDD assessment on the tax bill for that home. In other words, you should not see a CDD line item on that parcel’s county tax bill.
“No bond” is a common way of saying there is no long-term municipal-style bond debt tied to the community that is being billed back to owners. It describes the current state. It does not promise that future assessments or dues increases will never happen.
The practical takeaway: “No CDD/no bond” removes one category of recurring, tax-bill assessments that some nearby communities use. Your job is to confirm the HOA fee structure and reserves so you know how amenities and long-term repairs are funded instead.
Why it matters in Lakeside Landings
Near The Villages, many buyers compare homes across communities with different fee models. Some neighborhoods fund infrastructure through CDD assessments. Others use HOA dues and reserves. If you are looking at Lakeside Landings and see “no CDD/no bond,” you are likely comparing a home without a CDD line item on the tax bill against homes that may have one.
This can lower your recurring tax-bill expenses. It may also shift more of the community’s costs into HOA dues or reserves. That is not better or worse on its own. What matters is the total cost to own the home and the health of the HOA’s budget and reserves.
Verify costs for any address
You want proof, not assumptions. Use this simple process to confirm “no CDD/no bond” and understand all fees for a specific Lakeside Landings home:
- Pull the current county property tax bill for the address. Look for a separate CDD assessment line. If it is absent, that supports “no CDD.”
- Request an HOA estoppel certificate during your contract period. It must list the exact dues, any special assessments, and whether there is any bond or similar debt service being charged.
- Ask for the HOA’s current budget, most recent financials, and the latest reserve study. These show what dues cover, how capital projects are funded, and whether reserves are on track.
- Review the recorded CC&Rs and any master association documents. Confirm fee layers, transfer fees, and whether a master HOA charges separate dues.
- Check HOA meeting minutes for the past 12–24 months. Look for special assessment history, large repairs, or upcoming capital projects.
If you need help pulling these items, your agent and the title team can request them for you during due diligence.
What HOA dues often cover
HOA dues vary by community. In many 55+ neighborhoods, dues commonly fund:
- Common-area landscaping and maintenance
- Clubhouse, pool, and amenity upkeep
- Gate operations or security services, if applicable
- Insurance for common areas and association liability
- Management and administrative costs
- Reserve contributions for future capital repairs
Items often not included in HOA dues:
- Your home’s water, sewer, and electric
- Homeowners insurance for your property
- Interior maintenance, roof, or systems for your home
- Cable and internet, unless a bulk plan exists
- Golf or private club memberships
Always verify the exact inclusions for the home you are buying.
Model your total monthly cost
To compare homes apples-to-apples, build an “all-in” monthly budget. This is especially helpful if you are on a fixed income.
Step A: Gather your inputs
- Purchase price: $_______
- Mortgage details: rate, term, and monthly principal and interest
- Current annual property tax from the tax bill
- Homeowners insurance estimate for the specific home
- HOA dues and payment frequency
- Master association dues, if any
- Average utilities: electricity, water/sewer, trash, internet
- Optional amenities: golf or club memberships
- Personal home maintenance reserve
- HOA special assessment history and potential exposure
- Closing costs, transfer fees, and any capital contribution at closing
Step B: Summarize recurring monthly costs
- Mortgage (principal and interest): $_______ / month
- Property tax: $_______ / month (annual tax $_______)
- Homeowners insurance: $_______ / month
- HOA dues: $_______ / month
- Master HOA dues: $_______ / month
- Utilities (elec/water/trash/internet): $_______ / month
- Optional amenities: $_______ / month
- Personal home maintenance reserve: $100–$300 / month, adjusted by the home’s age and condition
Note: If the home truly has “no CDD,” do not add a CDD line. That is one cost you can remove from the comparison.
Step C: Add a contingency for surprises
- Review the reserve study and board minutes. If the HOA had two special assessments of $1,500 each in the past five years, that averages to $600 per year. Add $50 per month as a contingency.
- Maintain a separate rainy-day fund for home repairs.
This approach gives you a realistic monthly number and helps you compare Lakeside Landings options with nearby communities.
Reserves and special assessment risk
Reserves are the HOA’s savings plan for big-ticket items like roof replacements for common buildings, pool resurfacing, or roadwork on private streets. Strong reserves lower the risk of special assessments.
Watch for these red flags:
- No reserve study or a study that is out of date
- Operating deficits where expenses exceed dues
- Frequent special assessments in recent years
- Large deferred maintenance projects
- Developer-controlled boards with shifting funding policies
Even in a “no CDD/no bond” community, an HOA can levy special assessments or borrow from a bank to fund major projects. These are not the same as CDD bonds, but they still affect your budget. This is why reviewing the reserve study, budget, and minutes is so important.
Key questions to ask the HOA
Use this list to keep your due diligence focused:
- Is there a CDD assessment on the current tax bill for this address? May I see the bill?
- What are the HOA dues, how often are they paid, and is there a separate master association fee?
- What exactly do the HOA dues include and exclude?
- Can I review the current HOA budget and the most recent reserve study?
- Have there been special assessments in the past five years? Any pending assessments?
- Who manages the association and what is the management fee?
- Is the developer still controlling the board? If yes, when is turnover expected?
- Are there any municipal assessments or bond-related charges tied to this property?
- Are there mandatory amenity or club fees not included in the HOA dues?
What “no CDD” does not mean
It does not mean dues will never change. HOA boards adjust budgets based on actual costs. It also does not mean the HOA will never need a special assessment. Instead, it tells you that one common type of tax-bill assessment — a CDD bond charge — is not part of the fee structure for that home.
Your protection is to verify the HOA’s financial health, understand what dues cover, and plan a smart contingency fund in your budget.
Local guidance you can trust
If you are weighing Lakeside Landings against nearby options, you deserve a clear cost comparison and verified answers. Our team knows how to read tax bills, spot reserve red flags, and model an all-in monthly number you can trust. If you want a calm, step-by-step review of a specific address, schedule a free consultation with Cindy Schutte. We will walk you through the documents and help you buy with confidence.
FAQs
What is a CDD and how does it appear on my bill?
- A Community Development District funds infrastructure and often uses bonds repaid through assessments that show up as a separate line on your county property tax bill.
Does Lakeside Landings have a CDD or bond assessment?
- Listings may state “no CDD/no bond,” but you should confirm by pulling the current tax bill for the address and requesting the HOA estoppel, budget, and reserve documents during due diligence.
How can I verify “no CDD” for a specific address?
- Check the latest county tax bill for a CDD line, review the HOA estoppel for current assessments, and read recorded documents for any reference to CDDs or bond obligations.
If there is no CDD, how are amenities funded?
- Typically through HOA dues and reserves. Confirm what dues include, reserve funding levels, and any history of special assessments by reviewing the budget, reserve study, and meeting minutes.
What fees should I model besides HOA dues?
- Include property tax, homeowners insurance, HOA and any master dues, utilities, optional amenities, a home maintenance reserve, and an HOA special assessment contingency.
Is Lakeside Landings age-restricted and does that affect resale?
- Many nearby communities serve 55+ buyers. If age-restricted, the HOA should document compliance with federal 55+ rules. Ask to review the community’s age verification policy and related disclosures.
What documents should I request before closing?
- The HOA estoppel, current budget and financials, the latest reserve study, CC&Rs, recent meeting minutes, and the current property tax bill for the specific address.
