Ponte Vedra HOA & CDD database.
Annual HOA dues and CDD bond payments for major Ponte Vedra-area master-planned and gated communities. Including the country club initiation math.
Why HOA and CDD fees matter in Ponte Vedra.
Ponte Vedra's HOA + CDD math is among the most expensive in Florida. Almost every meaningful master-planned community here carries either an HOA, a CDD, or both — and the gated country club communities (Sawgrass, TPC, Marsh Landing, Queens Harbour) carry additional club initiation fees that can substantially exceed annual dues.
HOA dues fund private community amenities and shared maintenance. In Nocatee, that's $1,650-$3,200/year depending on village. In luxury gated enclaves, $3,500-$15,000+.
CDD bonds are particularly prominent in this market — Nocatee, Beachwalk, World Golf Village, and several other master-planned communities all carry meaningful CDD assessments billed alongside property tax. Typical Ponte Vedra CDDs run $2,000-$3,500/year and can vary by lot.
Country club initiation fees are the hidden cost specific to luxury Ponte Vedra. Sawgrass Country Club, TPC Sawgrass, Marsh Landing CC, and Queens Harbour all charge one-time initiation fees ranging from $20,000 to $100,000+ — separate from HOA dues. Some include in resale; many do not.
| Community | Submarket | HOA / Year | CDD / Year |
|---|---|---|---|
| Nocatee (Twenty Mile, Greenleaf) | Nocatee | $1,650 | $2,400 |
| Crosswater Village (Nocatee) | Nocatee | $2,650 | $2,800 |
| Coastal Oaks (Nocatee) | Nocatee | $3,200 | $2,400 |
| Del Webb Ponte Vedra (Nocatee 55+) | Nocatee | $3,400 | $2,400 |
| Marsh Landing | Ponte Vedra Beach | $2,950 | None |
| Queens Harbour | Ponte Vedra Beach | $3,400 | None |
| Sawgrass / TPC Sawgrass | Ponte Vedra Beach | $3,200 | None |
| Sea Palm Marina | South Ponte Vedra | $2,495 | None |
| The Plantation at PVB | Ponte Vedra Beach | $3,895 | None |
| Beachwalk | Northern St. Augustine | $2,495 | $2,500 |
| World Golf Village | Northern St. Augustine | $1,400 | $1,900 |
| Cimarrone Country Club | St. Johns inland | $2,250 | None |
| Glen Kernan | Northern Duval edge | $3,800 | None |
Figures are estimated annual amounts for typical lots as of Q2 2026. Lot-specific CDD payments can vary by $500-$2,000 within the same community. Country club initiation fees (where applicable) are separate one-time costs not reflected above.
Country club math — the hidden cost.
Several Ponte Vedra luxury communities require country club membership at purchase. The annual HOA dues are not the full picture — initiation fees, monthly club dues, golf fees, and dining minimums all compound. A complete annual cost for a Marsh Landing or TPC Sawgrass home typically runs $15,000-$30,000+ when you add club fees to HOA dues.
Some clubs allow membership transfer at no cost; others require new members to pay full initiation. Always verify the membership transfer terms during due diligence, especially in a luxury Ponte Vedra purchase. This single item can shift the all-in cost of homeownership by $30K-$100K+.
| Community Type | Typical HOA | Usually Includes | Watch Out For |
|---|---|---|---|
| Master-planned (Nocatee villages) | $1,650-$2,650 | Pools, parks, trails, Splash Park | CDD on top of HOA |
| Luxury Nocatee (Crosswater, Coastal Oaks) | $2,650-$3,400 | Enhanced amenity access | CDD + premium tier dues |
| Gated luxury (Marsh Landing) | $2,950-$4,000 | Gated security, common landscape | Country club is separate cost |
| Private country club (TPC, Queens Harbour) | $3,200-$5,000+ | Gates, club access (usually) | Initiation fees $20K-$100K+ |
| Beach community (The Plantation, Ponte Vedra Inn) | $3,500-$8,000 | Beach club access, gates | Optional initiation fees |
Generalizations. Verify the specific amenity list, current dues, CDD assessment, and club membership transfer terms before writing an offer.
Ponte Vedra's true cost of homeownership is the most underestimated number in NEFL real estate. A $1.2M Crosswater home carries roughly $19,500/year in property tax + HOA + CDD — and that's before any country club fees. Add club membership at Marsh Landing or Sawgrass and you're easily $40K-$50K/year in carrying costs. Model the full number, 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. Country club initiation fees verified with current club membership offices where applicable.
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.
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Last updated: Q2 2026 (May). Next refresh: Q3 2026 (August).