Buyers and sellers across Nocatee have been asking us this constantly over the last few weeks, and for good reason: several local sites just published their own breakdowns of the district's newly adopted fiscal year 2027 budget, and the numbers don't match the simple "one fee per village" answer most people are looking for. It's a different district than the one behind our recent look at CDD increases in RiverTown and SilverLeaf, so if you're weighing Nocatee against those communities, the numbers below are the ones that actually apply.
Why your Nocatee CDD bill has two parts
A community development district is a local special-purpose government created under Florida Statutes Chapter 190, and Tolomato Community Development District is the one that covers most of Nocatee. It builds and maintains roads, amenities, and other infrastructure, then pays for that work two ways: an annual operations and maintenance charge, and debt service on the bonds the district issued to build the infrastructure in the first place.
The O&M side is predictable. It's set by lot label, so every lot of the same size pays the same O&M amount regardless of which village it sits in. The debt side is where it gets more complicated, because it's tied to the bond series that financed that specific section of the community, and to whether that parcel's share of the debt has already been paid down.
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What O&M actually costs by lot size
Here's the fiscal year 2027 operations and maintenance charge for each lot label in the district's own assessment schedule, billed on the tax bill you'll receive in November 2026:
| Lot label | FY2027 O&M |
|---|---|
| Condo (CO), e.g. Riverwood Monterey | $465.92 |
| Townhome (TH), e.g. Woodland Park at Nocatee | $532.49 |
| 40-foot lot | $599.06 |
| 50-foot lot | $665.61 |
| 60-foot lot | $732.18 |
| 70-foot lot | $798.74 |
| 80-foot lot | $865.30 |
| 90-foot lot | $931.86 |
| 100-foot lot | $998.42 |
| Waterfront | $998.42 (one River Landing parcel is billed at $1,996.84) |
Source: Tolomato Community Development District's fiscal year 2027 St. Johns County assessment lookup, adopted budget dated July 28, 2026, as reported by St. Johns County Living, November 5, 2026.
A single village usually mixes several of these lot labels. Greenleaf Village, for example, has 40-, 50-, and 60-foot rows, each billed at that row's O&M amount. The label on your specific lot, not the village name, is what sets the O&M number.
Why debt varies even on the same street
This is the part that trips buyers up. Two homes with the same lot label and the same bond series can still owe completely different totals, because debt is billed per parcel and some parcels have already paid theirs down.
On Kenmore Avenue in Austin Park at Nocatee, both of these are 70-foot lots on the same 2019A bond series:
| Address | FY2027 O&M | Annual debt | November 2026 total |
|---|---|---|---|
| 188 Kenmore Avenue | $798.74 | $1,422.52 | $2,221.26 |
| 174 Kenmore Avenue | $798.74 | none billed | $798.74 |
Source: St. Johns County Living's walkthrough of the Tolomato CDD FY2027 St. Johns assessment lookup, published and last reviewed November 5, 2026.
That's a $1,422.52 difference between two homes with the same lot size on the same street. The district's bond series table also shows rates ranging from about 2.17% to 5.02% and maturities running from 2036 out to 2053, depending on when that section of Nocatee was built or annexed into the district. None of that shows up unless you pull the number for the specific parcel.
Getting your exact number before you close
Rather than estimate, pull the actual figure two ways:
- Search the specific street address in Tolomato CDD's published St. Johns County assessment lookup at mytcdd.com.
- For a closing proration or an exact payoff balance, request an estoppel letter from the district (joy@nocatee.com); the posted fee is $250.
A few things the lookup itself flags: lots platted after January 1, 2026 aren't on the tax roll yet and are left off the current schedule, and the published numbers don't reflect any debt payoff or paydown made after August 1, 2026. For either of those situations, the estoppel letter is the only reliable number.
If you're buying new construction rather than resale, this is also exactly the kind of line item a builder's on-site sales representative won't walk you through the way your own buyer's agent will, since the builder's team is focused on the sale price and incentive, not your full carrying cost.
Two CDDs, one Nocatee
Nocatee straddles two counties, and that means two separate CDDs. Tolomato Community Development District covers the St. Johns County side of Nocatee and is the district behind every figure above. Split Pine CDD covers the Duval County side and runs its own separate assessment schedule; we didn't pull specific figures for Split Pine for this post, so if you're looking at a Duval-side Nocatee address, use the district's separate Duval County lookup rather than assuming the Tolomato numbers apply.
A few places to verify the numbers yourself:
- Tolomato CDD's official site for the current budget, assessment lookups, and board minutes
- St. Johns County Property Appraiser to confirm the parcel record tied to your address
- St. Johns County Tax Collector for the actual November tax bill, which is where the CDD total lands
- Florida Statutes Chapter 190 for the law that creates and governs community development districts
Our perspective
We've closed 38 homes in Ponte Vedra and Nocatee for a combined $31.0 million, and the CDD line is one of the first things we walk every Nocatee buyer through before they write an offer, because it changes the real monthly number more than people expect. It matters just as much on the resale side, too. It's part of why we point buyers comparing new construction against resale pricing in Nocatee to the full carrying cost, not just the sticker price, and the same logic applies whether you're downsizing within Nocatee or moving in from out of state. We'd rather pull the exact figure for your specific address up front than let you find out at closing.
Sources
- Tolomato Community Development District, official site, fiscal year 2027 adopted budget (dated July 28, 2026) and assessment lookups
- St. Johns County Living, "What are Nocatee CDD fees by village?", published and last reviewed November 5, 2026
- Florida Statutes § 190.003, definition and governance of community development districts
- St. Johns County Property Appraiser
- St. Johns County Tax Collector
If you want the exact CDD number for a specific Nocatee address, plus a real picture of what it does to your monthly payment or your net at sale, reach out and we'll pull it together with a local market analysis. And if you're actively comparing homes across Nocatee villages, our current listings are a good place to start.
