Kenmore Avenue runs through Austin Park at Nocatee, and most of its homes sit on 70-foot lots. The Tolomato Community Development District's schedule for the November 2026 property tax bill puts every one of those lots in the same bond series, 2019A. For the 70-foot lots, operations and maintenance is the same $798.74 a year at every address.
The totals still split two ways. 46, 68 and 80 Kenmore are each listed at $2,221.26. 20, 32 and 56 Kenmore are each listed at $798.74, with no debt charge at all. The CDD estimates about $11,383.58 of debt still attached to each lot in the first group. Same street, same lot width, same bond series, and a $1,422.52 difference in the annual assessment listed for each one.
In Nocatee, the CDD charge belongs to the individual parcel. The neighborhood name tells you very little about it, and Florida law guarantees a buyer a plain-language warning about it only once.
The Boldface Paragraph Only The First Buyer Signs
Florida Statute 190.048 requires a specific warning in bold capital letters, in type larger than the rest of the contract, placed right above the buyer's signature. It states that the district "MAY IMPOSE AND LEVY TAXES OR ASSESSMENTS, OR BOTH TAXES AND ASSESSMENTS, ON THIS PROPERTY," and that these charges are "IN ADDITION TO COUNTY AND OTHER LOCAL GOVERNMENTAL TAXES." The statute applies to contracts for the initial sale of a parcel or home after a district is established. The full text of 190.048 is short and easy to read.
So the person who bought a Nocatee home from the builder signed that paragraph, and the person buying it from them on resale isn't owed it under that statute. A separate section, 190.009, requires the district itself to disclose its public financing and maintenance, make that information available to current and prospective residents, and record the disclosure documents in the county property records. The information is public. A resale buyer just has to go and find it, and the parcel-level figure that matters lives in a spreadsheet, not in the contract.
Section 190.021 explains why a resale buyer should care. A benefit assessment stays a lien on the property until it is paid. Selling the house doesn't clear it. Whatever is left on a Kenmore Avenue lot's 2019A balance passes to the next owner along with the keys.
Two Halves Of One Line Item
The CDD charge shows up as one number in the non-ad valorem section of the county tax bill, but it's made of two parts. Debt goes to a bond trustee to repay the bonds that built Nocatee's roads and district infrastructure. O&M pays for day-to-day operations, including landscaping and amenities.
O&M follows lot width, and it follows width consistently across villages. Debt doesn't. Here's how that looks on four 60-foot or near-equivalent parcels from the same FY2027 St. Johns County schedule:
| Parcel | Bond series | Annual debt | FY2027 O&M | Total, Nov 2026 bill |
|---|---|---|---|---|
| 177 Kenmore Ave, Austin Park, 60' | 2019A | $1,320.91 | $732.18 | $2,053.09 |
| 19 Amherst Pl, Austin Park, 60' | 2019A | none listed | $732.18 | $732.18 |
| 26 Owenlee Dr, Seabrook Village Ph 2, 60' | 2024 | $2,237.23 | $732.18 | $2,969.41 |
| 474 Citrus Ridge Dr, Greenleaf Lakes, 40' | 2018A | $1,225.28 | $599.06 | $1,824.34 |
The three 60-foot lots are all listed at the same $732.18 in O&M. Their totals range from $732.18 to $2,969.41, and the whole gap comes from debt. When a Nocatee CDD figure is quoted without an address, it's an average of parcels that may not look anything like the one under contract.
The Bond Series Sets The Clock
Austin Park and Seabrook Village are listed under different bond series, and each series has its own interest rate and final payment date. On the district's current St. Johns County table, Series 2019A carries a 3.02% rate with its last payment in November 2036. Series 2024 carries 4.87%, ends in November 2053, and is described as "New Bonds for property recently annexed." Other annexation series run long too. 2018 Exp ends in 2047, 2022-2 in 2050 and 2022-1 in 2051.
So two similar 60-foot homesites differ by more than the $916.32 a year that separates their debt lines. The Austin Park lot on 177 Kenmore has about ten more annual debt installments left. The Seabrook Village lot on Owenlee Drive has more than a quarter century of them, at a higher annual amount.
Older material in circulation doesn't reflect this. A Tolomato CDD FAQ says the debt portion is fixed "until the debt is fully repaid (approximately in the year 2039)." Many of the refunded series on the current table do end in 2039. The series created for annexed land end later, so 2039 is a date for some parcels and not for all of them.
Refinancing doesn't change the clock either. The table notes that series refunded in 2018, 2019 and 2022 got lower interest rates with the term "not affected."
A Zero That Travels With The Land
Back on Kenmore Avenue, the lots with no debt line aren't in a different program. They're on the same 2019A series, and their debt component shows as zero. The same thing appears in other villages. In Woodland Park at Nocatee, townhomes on Series 2022-2 are mostly listed at $2,008.76, while 18, 44, 98, 102 and 126 Big Pine Lane are each listed at $532.49, which is the O&M alone.
The schedule doesn't say who paid those balances down or when. The status belongs to the parcel, though, so a zero debt line stays with the land when the home sells, just as an unpaid balance would. Two listings at the same price on the same street can therefore carry different long-term costs, and nothing in the price itself shows which one has the lower bill.
The district is careful about its own spreadsheet. It calls the approximate debt balance a general formula covering thousands of parcels, says it shouldn't be used for payoff or any legal purpose, and notes that it leaves out payoffs and paydowns made after August 1, 2026. For an exact figure, the district directs owners to request an estoppel letter from [email protected], at $250 per letter. The Tolomato CDD website has the lookup files for both St. Johns and Duval counties.
Paying off a balance is a separate decision, and the district doesn't treat it lightly. Its FAQ says prepaying "is not the same as deciding whether to pay off a high interest rate credit card" and warns of "substantial risk." A buyer considering it should get guidance from a qualified tax or financial professional.
The Half That Can Still Move
The debt line on a given parcel stays put until its series is repaid. O&M is set each year by the board. In the FY2026 budget, adopted July 22, 2025, districtwide maintenance assessment revenue rose from $8,070,897 to $8,906,758. At that hearing, the board said the increase would partly fund refurbishment projects. The FY2027 budget, adopted July 28, 2026, sets that figure at $8,985,552, an increase of $78,794.
Those are districtwide totals, not per-lot rates. They do show that the O&M figure on any of the parcels above can change from one year to the next, and the debt figure can't.
The CDD line is also separate from HOA dues, which each independent village association sets on its own. Nocatee's page for River Landing at Twenty Mile gives one example: CDD charges between $3,285 and $3,446 a year depending on homesite width, plus HOA fees of $2,772 a year for the amenity, entry gate, landscaping and private roads. That page isn't dated, so treat those figures as a reference to confirm with the association, not as a current rate.
Before The Offer
- Pull the parcel, not the village. Find the address in the Tolomato CDD lookup for the right county and write down the bond series, annual debt, O&M and approximate balance.
- Check the series end date. Compare it against the table at the top of the same file. 2036 and 2053 are very different horizons.
- Order the estoppel letter. The lookup doesn't reflect activity after August 1, 2026. The $250 letter gives the district's exact number.
- Read the proration language. Under Standard K of the Florida Realtors/Florida Bar residential contract, CDD special benefit assessments are prorated through the day before closing along with other recurring charges.
- Expect a credit, not a split payment. The St. Johns County Tax Collector explains that the November bill covers the full calendar year and the buyer gets a closing statement credit for the portion before the purchase.
A Few Direct Questions
When will the FY2027 figures actually show up? The district says its FY2027 totals appear on the November 2026 county property tax bill. The CDD's FAQ also mentions a 4% discount for paying early.
Is a newly built home in the lookup? Not always. Lots platted after January 1, 2026 aren't on the county tax rolls yet and don't appear in the schedule. For those homes, the builder contract and its 190.048 disclosure are the place to start.
Does a Duval County address in Nocatee work the same way? Yes. The district publishes a separate Duval schedule. In Cypress Trails, for example, 60-foot lots are listed at $2,196.71 for FY2027.
When you're weighing two Nocatee homes, the parcel-level CDD number belongs in the comparison from the first showing. Holly Reaves can pull the bond series, debt line and estoppel details for every address on your shortlist before you write an offer. Work With Holly.
