Understanding HOAs in St. Johns County: The Complete Buyer's Guide
By Inna Moskalyk
Sep 15, 2024
Understanding HOAs in St. Johns County: The Complete Buyer’s Guide
Originally published September 2024. Updated December 2025 with current fee ranges and recent changes.
Nobody moves to St. Johns County dreaming about HOA meetings. But in a region where master-planned communities dominate the housing landscape, understanding how HOAs work isn’t optional-it’s essential homework before any purchase.
The news isn’t all restrictive covenants and angry board members. Properly run HOAs maintain property values, fund amenities you’ll actually use, and create community standards that benefit everyone. The key is understanding what you’re buying into before you sign.
Here’s what every St. Johns County buyer needs to know about HOAs-and the less-discussed CDDs that often accompany them.
What Actually Is an HOA?
A Homeowners Association is a legal entity that manages common areas, enforces community standards, and collects fees from property owners to fund those responsibilities.
In Florida, HOA membership is mandatory when buying in a community with an association. You can’t opt out. You can’t refuse to pay. The covenants run with the property, meaning they apply to every owner regardless of whether they personally agreed.
The Trade-Off
You give up certain freedoms (can’t paint your house purple, can’t park boats in the driveway) in exchange for community standards that protect property values and amenities funded collectively.
You give up certain freedoms (can’t paint your house purple, can’t park boats in the driveway) in exchange for community standards that protect property values and amenities funded collectively.
The Reality
That trade-off works well in well-managed communities and terribly in poorly managed ones. Due diligence matters enormously.
That trade-off works well in well-managed communities and terribly in poorly managed ones. Due diligence matters enormously.
What HOA Fees Actually Cover
Monthly or quarterly fees fund ongoing operations:
Amenities You Use
- Swimming pools and splash parks
- Fitness centers and clubhouses
- Tennis courts, playgrounds, parks
- Community events and programs
In communities like Nocatee, Durbin Crossing, or RiverTown, amenities are substantial-resort-style pools, extensive trail systems, multiple fitness facilities. The fees fund serious infrastructure.
Maintenance You Don’t Do
- Common area landscaping
- Entry feature upkeep
- Pond and retention area management
- Irrigation for community spaces
Reserve Funds for the Future
Well-run HOAs set aside money for major future expenses: pool resurfacing, clubhouse roof replacement, parking lot repaving. These reserve funds prevent surprise “special assessments” that hit owners unexpectedly.
Well-run HOAs set aside money for major future expenses: pool resurfacing, clubhouse roof replacement, parking lot repaving. These reserve funds prevent surprise “special assessments” that hit owners unexpectedly.
Rule Enforcement
Someone has to handle the neighbor whose grass is dying or the house with cars on blocks. HOA management addresses community standards.
Someone has to handle the neighbor whose grass is dying or the house with cars on blocks. HOA management addresses community standards.
What Some HOAs Include (But Many Don’t)
- Internet/cable service
- Lawn maintenance for individual lots
- Pest control
- Exterior maintenance (in townhome/condo communities)
Never assume-always verify what your specific community covers.
HOA Fees: What to Expect
St. Johns County HOA fees vary dramatically based on community amenities:
Entry-Level Communities
$50-$100/month typical for basic landscaping and minimal amenities
$50-$100/month typical for basic landscaping and minimal amenities
Mid-Range Master-Planned Communities
$100-$200/month including pools, fitness, parks, events
$100-$200/month including pools, fitness, parks, events
Resort-Style Communities (Nocatee, RiverTown)
$150-$300+/month for extensive amenity packages
$150-$300+/month for extensive amenity packages
Gated/Luxury Communities
$300-$500+/month for added security, premium amenities
$300-$500+/month for added security, premium amenities
Important Nuance:
Fees can increase. Annual increases of 3-5% are common for inflation. Larger increases happen when reserves are inadequate or major repairs are needed. Review the HOA budget and reserve study before purchasing.
Fees can increase. Annual increases of 3-5% are common for inflation. Larger increases happen when reserves are inadequate or major repairs are needed. Review the HOA budget and reserve study before purchasing.
HOA vs. CDD: The Distinction That Confuses Everyone
Many St. Johns County communities have BOTH HOA fees AND CDD fees. They’re different animals.
HOA (Homeowners Association)
- Funds amenities and community appearance
- Paid monthly/quarterly to the association
- Covers pools, landscaping, rule enforcement
- Amount set by the HOA board
CDD (Community Development District)
- Funds infrastructure (roads, utilities, drainage, parks)
- Paid through your property tax bill (non-ad valorem assessment)
- Covers original construction bonds for community infrastructure
- Amount set by bond repayment schedule (20-30 year terms)
Why CDDs Exist
Developers use CDDs to finance community infrastructure upfront, then pass repayment to homeowners over time. It’s essentially a long-term loan for the roads, water lines, and parks that serve your community.
Developers use CDDs to finance community infrastructure upfront, then pass repayment to homeowners over time. It’s essentially a long-term loan for the roads, water lines, and parks that serve your community.
What This Means for Your Budget
A community advertising “$200/month HOA” might also have a $3,000+ annual CDD assessment. Your actual monthly housing cost is HOA + (CDD ÷ 12) + property taxes + mortgage + insurance. Get the full picture before purchasing.
A community advertising “$200/month HOA” might also have a $3,000+ annual CDD assessment. Your actual monthly housing cost is HOA + (CDD ÷ 12) + property taxes + mortgage + insurance. Get the full picture before purchasing.
CDD Payoff
Some CDDs can be paid off early; most cannot. The assessment appears on your tax bill and typically runs 20-30 years from community establishment. Newer communities have longer remaining terms.
Some CDDs can be paid off early; most cannot. The assessment appears on your tax bill and typically runs 20-30 years from community establishment. Newer communities have longer remaining terms.
Common HOA Rules in St. Johns County
Every community’s covenants differ, but common restrictions include:
Exterior Modifications Require Approval
Changing paint colors, roofing materials, fencing, sheds, lanai enclosures, landscaping-virtually anything visible from outside typically needs an Architectural Review Committee (ARC) approval. Approval processes take days to weeks.
Changing paint colors, roofing materials, fencing, sheds, lanai enclosures, landscaping-virtually anything visible from outside typically needs an Architectural Review Committee (ARC) approval. Approval processes take days to weeks.
Landscaping Requirements
- Grass must be maintained (specific heights sometimes)
- Dead plants must be replaced
- Approved plant lists may apply
- Seasonal decorations have timing limits
Vehicle and Parking Rules
- Boats, RVs, and trailers often prohibited from driveways
- Street parking sometimes limited (overnight, duration)
- Commercial vehicles may have restrictions
- Garage can’t be used solely for storage (car must fit)
Rental Restrictions
This matters for investors and future flexibility:
This matters for investors and future flexibility:
- Minimum lease terms (annual only, no short-term rentals)
- Tenant approval processes
- Caps on rental percentage in community
- Owner occupancy requirements before renting
Read rental restrictions carefully-they directly affect property value for investors and limit your flexibility if you need to relocate.
Pet Policies
- Breed and size restrictions
- Leash requirements
- Waste cleanup (often enforced with fines)
- Number of pets allowed
How Rules Get Enforced
Florida law limits what HOAs can do, but enforcement powers are substantial:
The Typical Process
- Violation identified (by management, board, or neighbor complaint)
- Written notice sent to homeowner
- Opportunity to cure (fix the issue)
- Hearing before the HOA board if not resolved
- Fines imposed after hearing
- Continued violations escalate consequences
Fine Limits in Florida
- Maximum $100 per violation per day
- Maximum $1,000 total for ongoing violations
- 14 days notice required before fines begin
- Hearing required before fines imposed
Other Consequences
- Suspension of amenity access (can’t use pools, gym)
- Liens placed on property for unpaid fines/assessments
- Legal action (rare but possible)
- Foreclosure for severely delinquent assessments (extreme cases)
Your Rights
You can attend board meetings, request records, dispute violations through formal processes, and run for the board yourself. Engaged owners shape their communities.
You can attend board meetings, request records, dispute violations through formal processes, and run for the board yourself. Engaged owners shape their communities.
Before You Buy: The Due Diligence Checklist
Request and review these documents before any HOA-community purchase:
Declaration of Covenants, Conditions & Restrictions (CC&Rs)
The governing document. Read it entirely, not just the summary. Pay special attention to rental restrictions, modification requirements, and anything that affects how you plan to use the property.
The governing document. Read it entirely, not just the summary. Pay special attention to rental restrictions, modification requirements, and anything that affects how you plan to use the property.
Current Budget and Financial Statements
Is the HOA solvent? Are they collecting enough in fees? What percentage of homeowners are delinquent? Financial stress in the HOA becomes your problem.
Is the HOA solvent? Are they collecting enough in fees? What percentage of homeowners are delinquent? Financial stress in the HOA becomes your problem.
Reserve Study
How much is set aside for future major repairs? Underfunded reserves lead to special assessments-surprise bills of hundreds or thousands of dollars per homeowner.
How much is set aside for future major repairs? Underfunded reserves lead to special assessments-surprise bills of hundreds or thousands of dollars per homeowner.
Meeting Minutes (Last 12 Months)
What issues is the board discussing? Any major problems pending? Contentious debates about assessments? Minutes reveal what financials don’t.
What issues is the board discussing? Any major problems pending? Contentious debates about assessments? Minutes reveal what financials don’t.
Pending or Approved Special Assessments
Are there already-approved special assessments you’ll be responsible for? Ask explicitly-these don’t always appear in standard disclosures.
Are there already-approved special assessments you’ll be responsible for? Ask explicitly-these don’t always appear in standard disclosures.
Rules and Regulations Document
Beyond the CC&Rs, many HOAs have additional rules adopted by the board. These are often more specific and sometimes more restrictive.
Beyond the CC&Rs, many HOAs have additional rules adopted by the board. These are often more specific and sometimes more restrictive.
Living Successfully in an HOA
Assuming you’ve done your homework and proceed with the purchase:
Get Involved (or at Least Pay Attention)
Boards aren’t trying to make your life difficult-they’re volunteers managing community affairs. Attend meetings occasionally. Understand what’s happening. Run for the board if you want influence.
Boards aren’t trying to make your life difficult-they’re volunteers managing community affairs. Attend meetings occasionally. Understand what’s happening. Run for the board if you want influence.
Know Your Rights
Florida Statutes Chapter 720 governs HOAs. You have rights to records, meetings, and fair process. Knowing the law helps when disputes arise.
Florida Statutes Chapter 720 governs HOAs. You have rights to records, meetings, and fair process. Knowing the law helps when disputes arise.
Follow the Process
Want to build a fence? Submit the ARC request before construction. Planning a driveway modification? Get approval first. The process exists; using it prevents headaches.
Want to build a fence? Submit the ARC request before construction. Planning a driveway modification? Get approval first. The process exists; using it prevents headaches.
Communicate Proactively
Getting a citation for something? Talk to management before it escalates. Most violations result from ignorance rather than defiance-communication often resolves issues informally.
Getting a citation for something? Talk to management before it escalates. Most violations result from ignorance rather than defiance-communication often resolves issues informally.
Frequently Asked Questions
Can I fight HOA fines?
Yes. Florida law requires a hearing before fines are imposed. Present your case to the board. If you believe the fine violates law or governing documents, consult an attorney. Some fights are worth having; many aren’t.
Yes. Florida law requires a hearing before fines are imposed. Present your case to the board. If you believe the fine violates law or governing documents, consult an attorney. Some fights are worth having; many aren’t.
How do I know if fees will increase?
Review the budget and reserve study. If reserves are underfunded or major expenses are approaching, increases are likely. Well-funded reserves and stable budgets suggest stability. Ask directly during due diligence.
Review the budget and reserve study. If reserves are underfunded or major expenses are approaching, increases are likely. Well-funded reserves and stable budgets suggest stability. Ask directly during due diligence.
Can the HOA prevent me from renting my home?
Potentially, depending on CC&Rs. Many communities restrict short-term rentals (Airbnb) and some limit long-term rentals through caps or approval processes. Check rental provisions specifically before purchasing if flexibility matters.
Potentially, depending on CC&Rs. Many communities restrict short-term rentals (Airbnb) and some limit long-term rentals through caps or approval processes. Check rental provisions specifically before purchasing if flexibility matters.
What happens if I just ignore a violation?
Fines accumulate, amenity access gets suspended, liens get placed on your property, and eventually legal action follows. Ignoring doesn’t make it go away. Address violations or dispute them through proper channels.
Fines accumulate, amenity access gets suspended, liens get placed on your property, and eventually legal action follows. Ignoring doesn’t make it go away. Address violations or dispute them through proper channels.
HOAs aren’t inherently good or bad-they’re governance structures that work well or poorly depending on management and member engagement. Understanding what you’re buying into prevents surprises and helps you find communities that match your lifestyle.
Questions about specific St. Johns County communities? Contact Inna Moskalyk for insights on HOA quality, fee history, and community culture.
Learn more about buying your first home in St. Johns County or review Florida Statutes Chapter 720 for HOA law details.