Are you trying to sort out what you’ll actually pay for CDD, HOA and amenities in Julington Creek Plantation? You’re not alone. Between the district assessment, neighborhood POA dues, and optional memberships, it’s easy to misjudge monthly costs or amenity access. This guide explains how it all works in 32259 so you can budget with confidence and verify the exact numbers for any home you’re considering. Let’s dive in.
CDD vs. POA: Who runs what
A Community Development District (CDD) is a limited-purpose local government in Florida that plans, finances and operates public improvements like roads, stormwater systems and recreation facilities. If you want to see the legal framework, review Florida’s Chapter 190 on special districts in the Florida Statutes.
In Julington Creek Plantation, the Julington Creek Plantation CDD (JCPCDD) owns and operates the major recreation assets and common grounds along the main corridors. That includes the Plantation Club Recreation Center, Aquatic Complex, Sportsplex and Plantation Park. You can see the district’s role outlined on the CDD’s page that explains the district and association responsibilities.
The Julington Creek Plantation Property Owners Association (POA) is separate. The POA handles covenants and architectural guidelines, neighborhood entrances, lighting, small common areas and similar items. The POA has its own board, management and dues. One key nuance: not every neighborhood that uses the Julington Creek name is inside the CDD boundary. The CDD website notes the district covers most, but not all, of the greater development. If a home is outside the CDD, owners do not pay the CDD assessment and would need a Plantation Club membership to use CDD-run amenities.
What the CDD costs in 2025
The JCPCDD posts its adopted assessment amounts each fiscal year. For FY2025, the district lists the following totals per unit on its Assessments page:
- Single-family home: $1,385.44 per year (about $115.45 per month)
- Multi-family or townhome: $845.57 per year (about $70.46 per month)
Those totals come from two main pieces: operations and maintenance for the shared amenities and common areas, plus the debt service portion tied to the district’s bonds. The FY2025 Adopted Budget shows how these components are allocated and includes amortization schedules for outstanding bond series that run into the 2040s and 2050s. You can review the details in the district’s adopted budgets archive.
Budgets and assessments are adopted annually. Always check the most recent figures on the CDD site and confirm the amount that appears on the current St. Johns County tax bill for the specific parcel.
Amenities and who can use them
If your home is inside the CDD, your CDD assessment includes access to the Plantation Club and other CDD-operated facilities. Some programs still carry extra fees. The recreation budget lists revenue from camps, swim teams, tennis and fitness, so plan for add-on costs if those activities matter to you. You can confirm current amenity and program information through the district’s membership page and the FY budget packet in the archive noted above.
If your home is outside the CDD and you want to use the CDD amenities, the district offers non-resident memberships. Published rates on the CDD’s site show:
- Family All-Amenities Membership: $2,450 per year
- Individual All-Amenities Membership: $1,500 per year
The Non-Resident User Agreement defines these as 12-month memberships. You can view the current agreement on the CDD site under Non-Resident User Agreement.
Planning to rent out your home? The CDD allows owners to assign amenity rights to tenants through a formal process. Ask for the CDD’s Assignment of Amenity Rights form and procedures so you understand how access cards are issued during a lease term.
HOA and POA dues vary by neighborhood
Julington Creek includes many micro-neighborhoods with different POA or sub-association structures. Fees vary with gate access, landscaping scope and neighborhood amenities. Recent listing examples show:
- Plantation Estates: a quarterly sub-association fee around the mid-$400s plus a separate annual POA fee in the mid-$500s.
- Worthington Park: semi-annual or annual HOA fees in the ballpark of $600 to $900 depending on the sub-neighborhood and services.
- Master POA (non-gated pockets): some annual POA-type fees around the high-$400s to mid-$500s.
These are illustrations from public listing data, not guarantees. Always request the current POA budget, rules and the latest owner invoice for the exact property you are evaluating.
What it means for your monthly budget
Here is how costs commonly stack up for a Julington Creek buyer. Convert annual figures to monthly for apples-to-apples comparisons.
- If the home is inside the CDD: plan for the CDD assessment (example FY2025 single-family about $115 per month) plus your neighborhood POA dues. Depending on the sub-association, that POA piece might range from about $40 to $125 per month when you annualize it.
- If the home is outside the CDD and you want full amenity access: add the non-resident membership. The family rate of $2,450 per year is about $204 per month. You would also include your POA dues for that neighborhood.
- Program extras: swim team, tennis, camps and certain fitness offerings typically carry separate fees. Build a small buffer for these if they are part of your routine.
A simple rule: combine the exact CDD figure for the parcel with the exact POA dues and any optional membership to see your true monthly carrying cost.
How to verify your exact numbers
Use this quick checklist early in due diligence. Numbers change by year and by parcel.
Pull the county tax bill for the parcel. The St. Johns County bill shows non-ad valorem assessments, including any CDD lines. Use the county’s search tools linked by the Property Appraiser and Tax Collector offices listed here: St. Johns County Tax Collector resources.
Download the latest JCPCDD adopted budget and Assessment Summary from the CDD website. The budget explains the operations, capital reserve and debt-service components behind the total. Check the adopted budgets archive and the current-year Assessments page.
Ask the listing agent or seller for the POA/HOA documents and the most recent invoice. Request the CC&Rs, current budget, and the manager’s contact for estoppel requests. The CDD’s membership and fees page lists general contacts and notes to contact the POA directly for current amounts.
Order the HOA estoppel and, if needed, request a CDD payoff or assessment certification. Some bond series allow prepayment. If a seller or developer prepaid a portion, get written proof from the district manager.
Confirm treatment with your lender. Many lenders count CDD and HOA charges in your monthly obligations and may escrow the CDD assessment with your taxes and insurance.
If you plan to rent the home, confirm the tenant amenity rights process and any card or transfer fees. Ask for the CDD’s current assignment policy and forms.
If anything seems unclear or if meeting minutes mention changes, contact the district manager and POA manager for written budgets, recent minutes and any upcoming assessment notices. The CDD publishes agendas and minutes, and the board typically sets annual CDD rates each July. See the district’s agendas and minutes archive.
Smart comparison template
Use this template to compare properties side by side. Fill in current, parcel-specific figures.
- Mortgage principal and interest (monthly)
- Property taxes (monthly estimate)
- CDD assessment (annual ÷ 12) — example FY2025 single-family $1,385.44 per year is about $115.45 per month from the CDD’s Assessments page
- HOA or POA dues (annual ÷ 12) — varies by sub-association
- Optional amenity membership (annual ÷ 12) — example non-resident family membership $2,450 per year from the CDD’s membership page
When you plug in real numbers for the exact address, you’ll see a clear monthly picture that helps you choose the right home and avoid surprises at closing.
Ready to zero in on the right fit in Julington Creek or nearby Fruit Cove? Get clarity on CDD, HOA and amenity costs before you write an offer. If you want tailored guidance, reach out to Jean Pickett for a quick consult.
FAQs
What is a CDD in Florida and how is it different from an HOA?
- A CDD is a local special-purpose government that finances and operates public improvements and amenities, while an HOA or POA enforces community rules and maintains neighborhood-level items; they are separate entities with separate charges.
Do all Julington Creek homes pay the CDD assessment?
- No; most do, but some neighborhoods are outside the CDD boundary and do not pay the CDD line on the tax bill, and those owners would need a Plantation Club membership to use CDD amenities.
How much is the Julington Creek CDD in 2025?
- The district’s adopted FY2025 totals are $1,385.44 per year for a single-family home and $845.57 per year for a multi-family or townhome, which is roughly $115 and $70 per month.
If I’m outside the CDD, can I still use the Plantation Club?
- Yes; the CDD offers non-resident memberships, with published rates of $2,450 per year for a family and $1,500 per year for an individual based on the current CDD materials.
Do program activities like swim or tennis cost extra?
- Often yes; the recreation budget includes revenue lines for camps, swim teams, tennis and fitness programs, so plan for additional fees if you use those activities regularly.
Can tenants use the amenities if I rent out my home?
- Yes; owners can assign amenity rights to tenants through the CDD’s formal process, which governs how access cards are issued during a lease term.
