How do an HOA, a CDD and a resort fee compare?
Buyers coming from other states or countries often lump all three together as "the monthly fees." Florida law treats them as different things, with different disclosures and different consequences.
| HOA | CDD | Resort fee | |
|---|---|---|---|
| Statute | F.S. 720 | F.S. 190 | Not a legal term; closest is "amenity fee" (F.S. 720.301) |
| What it is | Mandatory private association | Special-purpose local government | Money owed to the association, developer or amenity owner |
| What it charges | Assessments | Operating levy plus benefit assessments for bonds | Amenity fee |
| Buyer disclosure | Disclosure summary (F.S. 720.401) | Bold notice in the contract (F.S. 190.048) | Annual report if paid to the developer (F.S. 720.3086) |
| If unpaid | Can become a lien | Depends on the levy or assessment | Can become a lien |
Sources: Florida Statutes 720.301 (2026) · Florida Statutes 190.021 (2026)
What is a Florida HOA allowed to charge?
Chapter 720 defines a homeowners' association as a Florida corporation in which membership is a mandatory condition of owning a parcel, and which can impose assessments that may become a lien on the property if unpaid (F.S. 720.301).
How much an HOA charges and what the fee covers depends on each community's declaration and budget, so the useful question is "what is in this association's budget?" rather than "what is typical?"
Before you sign, Florida requires a disclosure summary. In capital letters it tells you that you will be obligated to be a member of the association, that there will be assessments, and that special assessments may be imposed by a municipality, county or special district (F.S. 720.401).
Sources: Florida Statutes 720.301 (2026) · Florida Statutes 720.401 (2026)
Why is a CDD not just another HOA?
The statute draws the line itself: the Chapter 720 definition of an HOA expressly excludes a community development district and other special taxing districts. A CDD, governed by Chapter 190, is a local unit of special-purpose government (F.S. 190.003).
A CDD can charge in two ways. One is an ad valorem levy for operations, capped at 3 mills, plus up to 2 more mills if authorized under F.S. 190.012(2). The other is special benefit assessments that repay the bonds issued for construction (F.S. 190.021). At the initial sale, the contract must carry a bold notice, before the buyer's signature, that the district may impose and levy taxes or assessments (F.S. 190.048).
Sources: Florida Statutes 190.003 and 190.021 (2026) · Florida Statutes 190.048 (2026)
So what is a "resort fee" on a vacation home?
It is a marketing label. Florida's HOA statute groups "assessment" and "amenity fee" together as money payable to the association, to the developer or other owner of common areas, or to recreational facilities, and unpaid amounts can become a lien (F.S. 720.301).
When a mandatory amenity fee is paid to the developer or amenity owner rather than the association, F.S. 720.3086 requires an annual financial report on those fees that owners can see (F.S. 720.3086).
This is not the nightly resort fee a hotel adds to a guest's bill. Here we mean what the owner pays. What guests pay on top of the nightly rate is lodging tax, covered in the Polk County tourist tax guide.
Sources: Florida Statutes 720.301 (2026) · Florida Statutes 720.3086 (2026)
What is the Sand & Silica CDD on Pulte's Davenport land?
The City of Davenport created the Sand & Silica Community Development District through Ordinance 1354, on a petition from Pulte Home Company, LLC. The district covers 287.90 acres, entirely within city limits (Ordinance 1354). The second reading passed unanimously on October 6, 2025 (October 6, 2025 minutes.pdf)).
No official document I read uses the name Aquamara. Linking the district to the project is an inference: Pulte is the petitioner, the acreage matches the roughly 288-acre site, and the name comes from the former owner, Standard Sand & Silica.
- Extra powers: the city consented to the CDD providing indoor and outdoor parks and recreation facilities and security, as F.S. 190.012(2) allows.
- No zoning: the district has no zoning or land-use power.
- Bonds: they are not a debt of the city, county or state and are repaid only from their pledged revenues.
- Amounts: the ordinance includes no budget, assessment amount or bond issue.
The recreation and security consent suggests the district could fund part of the amenities and gate, but only the district budget will confirm that. See what is known about Aquamara amenities.
Sources: City of Davenport, Ordinance 1354 · City of Davenport, October 6, 2025 minutes
What should you ask for before signing?
- The HOA disclosure summary and the association's annual budget.
- The CDD notice in the contract, the bond assessment amount and how many years it runs.
- Whether any amenity fee is paid to the developer separately from the HOA.
- Your full fixed cost: HOA, CDD and any amenity fee, plus property tax and insurance.
- The recorded declaration, which sets use rules, including rental rules.
For the full carrying-cost picture, see Daniel's guide on owning a vacation home in Orlando and his rundown of U.S. closing costs and fees. Have a Florida attorney review the declaration and the CDD documents; the statute text is in Florida Statutes Chapter 190.
Aquamara
How Aquamara fits
Pulte's Davenport site already has an approved CDD, and the homes will carry rules in a recorded declaration. Aquamara's HOA, CDD and any amenity fee amounts have not been announced yet; only Pulte and the Sand & Silica CDD documents will provide them. At the March 16, 2026 hearing, Pulte said the homes will be short-term rentals only and cannot claim a homestead exemption (Planning Commission minutes).
Daniel sends those numbers to the list as soon as Pulte releases them, along with pricing and floor plans. Meanwhile, his Pulte Davenport pre-launch page collects what is public so far. To hear first, join the Aquamara VIP list.
Frequently asked questions
What is the Aquamara HOA fee?
Not announced yet. No official source gives Aquamara's HOA, CDD or amenity fee amounts, and figures circulating on blogs have no basis.
Does a CDD show up on the property tax bill?
Chapter 190 lets a CDD levy an operating tax and benefit assessments; how each district bills is set in its own documents. Confirm with the district and the Polk County Tax Collector.
If the CDD issues bonds, does the city owe the debt?
No. Ordinance 1354 says Sand & Silica CDD bonds are not a debt of the city, county or state; they are repaid from pledged revenues such as lot assessments.
Can I skip HOA dues if I never use the amenities?
No. HOA membership is a mandatory condition of owning the lot, and unpaid assessments or amenity fees can become a lien on the home under F.S. 720.301.
Published . Updated . For information only; not legal, accounting or tax advice.