Orlando HOA & CDD database.
Annual HOA dues and CDD bond payments for major Orlando-area master-planned communities. What you actually pay each year, what's included, and how to verify before you write an offer.
Why HOA and CDD fees matter in Orlando.
Central Florida is the densest concentration of master-planned communities in the country. Almost every new construction community in Orlando carries either an HOA, a CDD, or both — and the combined annual carrying cost frequently runs $300-$600/month on top of mortgage, taxes, and insurance.
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HOA dues fund private community amenities and shared maintenance: pools, gates, landscaping, clubhouses, security. Most Orlando master-planned communities charge $600-$3,500/year, with luxury and gated enclaves (Isleworth, Keene's Pointe, Lake Nona's Laureate Park) running $4,500-$15,000+.
CDD bonds are Florida special-purpose governments that fund community infrastructure (roads, water/sewer, parks). The bond is amortized over 20-30 years and paid as part of property taxes. Orlando-area CDD payments typically run $1,500-$4,000/year and can vary by lot within the same community.
Always verify the specific HOA and CDD figures for any address you're considering before writing an offer.
| Community | Submarket | HOA / Year | CDD / Year |
|---|---|---|---|
| Laureate Park (Lake Nona) | Lake Nona | $1,895 | $2,400 |
| Lake Nona Estates | Lake Nona | $10,000+ | $3,200 |
| Hamlin (Horizons West) | SW Orange | $1,395 | $2,200 |
| Lakeside Village (Horizons West) | SW Orange | $1,895 | $2,500 |
| Independence (Winter Garden) | SW Orange | $1,295 | $1,950 |
| Stoneybrook West | SW Orange | $1,450 | $1,800 |
| Isleworth | Windermere | $13,500 | None |
| Keene's Pointe | Windermere | $4,800 | None |
| Baldwin Park | East Orlando | $1,995 | $1,750 |
| Sunbridge | St. Cloud | $1,495 | $2,600 |
| Harmony | Osceola | $1,250 | $2,200 |
| ChampionsGate | Osceola | $1,995 | $2,500 |
| Reunion | Osceola | $2,495 | $2,800 |
| Heathrow | Lake Mary | $3,995 | None |
| Alaqua Lakes | Lake Mary | $3,295 | None |
Figures are estimated annual amounts for typical lots as of Q2 2026. Lot-specific CDD payments can vary by $500-$2,500 within the same community based on bond allocation. Always verify with listing agent or community management before writing an offer.
What's actually included in your HOA dues.
Orlando HOA value varies dramatically by community. Baldwin Park's $2,000/year includes lake access, multiple pools, parks, and a walkable village center. Isleworth's $13,500/year includes 24-hour gated security, golf course access, and a private country club separate from typical resort amenities. Two communities can charge similar dues for entirely different things.
The honest question for buyers: which of these amenities will you actually use? A family with young kids absolutely uses Baldwin Park's pools and pocket parks. A buyer paying Isleworth dues without using the country club is paying for capacity they don't consume.
| Community Type | Typical HOA | Usually Includes | Usually Excludes |
|---|---|---|---|
| Master-planned (Lake Nona, Hamlin) | $1,200-$2,000 | Pools, parks, trails, events | Country club, golf |
| Walkable master-planned (Baldwin Park) | $1,800-$2,500 | Lake access, village amenities | Country club |
| Gated upscale (Heathrow) | $3,000-$4,500 | Gated security, basic landscaping | Country club membership |
| Luxury private club (Isleworth, Keene's) | $4,500-$15,000+ | Gates, golf course access, club | Optional initiations |
| Vacation/STR (Reunion, ChampionsGate) | $2,000-$3,000 | Pools, water park, resort amenities | STR licensing fees |
| Active adult (Del Webb, Solivita) | $2,500-$3,800 | All amenities, lifestyle programming | Optional clubs |
Generalizations. Verify the specific amenity list and current dues before writing an offer.
<a href="https://movewithmomentum.com/data/orlando-hoa-cdd-database">Orlando HOA & CDD Fees by Community (2026 Database): Who Charges What — Momentum Realty</a>Orlando's HOA + CDD math is the most complicated in any Florida market we track. A $700K home in Lake Nona's Laureate Park carries roughly $13,500/year in property tax + HOA + CDD — that's real money, and it shapes affordability. Always model the full carrying cost, not just the listing's quoted taxes. The seller's bill is rarely your bill in year one.
HOA dues drawn from public association disclosure documents and verified with listing agents and community management. CDD bond payments pulled from each district's most recent annual budget filings. Always verify the specific lot's CDD assessment and current HOA dues before contract.
Primary sources: Public HOA disclosure documents · Florida CDD public records · Listing agent verifications. Data accuracy reflects Momentum Realty's best available information as of the last update date.
Important: Information on this page is for general informational purposes only and is not financial, legal, tax, or insurance advice. Always consult a licensed professional for guidance specific to your situation.
Affiliated Business Arrangement: The principal owners of Momentum Realty, Jon Brooks and Brittany Brooks, have a 50% ownership interest in Titan Title Services LLC. You are not required to use Titan Title Services LLC. There are frequently other settlement service providers available with similar services; you are free to shop around to determine that you are receiving the best services and rate. See full disclosures →
Last updated: Q2 2026 (May). Next refresh: Q3 2026 (August).
What changed since June 20, 2026
Updated November 4, 2026. The guidance above still applies; the market figures around it have moved since June 20, 2026. In Orlando, the median sold price over the past 12 months was $395,000 (down 1.2% from $399,990 a year earlier), with 3,889 homes for sale, 364 pending and 5.4 months of supply as of November 2, 2026. Orange County had 5,852 active listings and 744 pending sales on November 2, 2026, with 14,081 closings over the past 12 months (up from 13,503 the 12 months before). The median list price was $429,990, or $243 per square foot, the median active listing had been on the market 44 days, and 5.0 months of supply reads as a balanced market on our scale.
Mortgage rates rose: the 30-year fixed averaged 6.47% in Freddie Mac's survey for the week of June 18, 2026 and 7.24% for the week of October 29, 2026. On a $395,000 home (the median sold price above) with 20% down, that moves principal and interest from about $1,991 to about $2,154 a month, roughly $162 more (our arithmetic; taxes and insurance not included).
Is it a buyer's or seller's market in Orange County right now?
With 5.0 months of supply on November 2, 2026, Orange County reads as a balanced market on our scale (under 4 months favors sellers, 4 to 6 is balanced, over 6 favors buyers). Individual neighborhoods and price ranges can differ.
How long are homes in Orange County taking to sell?
The median active listing had been on the market 44 days as of November 2, 2026, and 744 homes were pending against 5,852 active. Well-priced homes go under contract faster than that median.
Newer on this topic:
- CDD carrying cost calculator
- True cost of owning a Florida home
- Grassmere, a coming-soon community in Zellwood
- Orlando Area: Sanford Homes Run 4.2 Listings per Contract (November 4, 2026)
Sources: Momentum Realty county and city figures computed from Stellar MLS listing data as of November 2, 2026 (12-month closings; list price, price per square foot and days on market from current active listings); Freddie Mac Primary Mortgage Market Survey via FRED, weeks of June 18, 2026 and October 29, 2026. Figures change daily; verify before relying on them. Equal Housing Opportunity.