CDD Fees in Westlake: What Buyers Should Know

Are you eyeing a new home in Westlake and wondering what those extra lines on the tax bill mean? Community Development District, or CDD, fees can affect your monthly budget and long-term plans more than you expect. If you understand what they fund, how they are billed, and how to compare them across Westlake’s villages, you can buy with confidence. This guide breaks it down and shows you exactly how to verify numbers before you write an offer. Let’s dive in.

CDD basics in Florida

A CDD is a special-purpose local government created to finance, build, and maintain community infrastructure like roads, water management, landscaping, parks, and lighting. The framework is set out in Florida Statutes Chapter 190. You can review the state’s rules at the official site for Florida Statutes Chapter 190.

CDDs typically issue bonds to pay for big projects, then repay those bonds through assessments charged to properties in the district. There are two main parts to what you pay:

• Debt service assessments that repay the bonds. These are usually fixed by the bond documents for the term of the bonds.
• Operations and maintenance, or O&M, assessments. These fund ongoing services and can be adjusted each year through the district’s public budget process.

CDDs are public entities with open meetings, budgets, and records. You can learn more about how special districts operate in Florida at the Florida Department of Economic Opportunity’s Special Districts page.

What CDD fees fund in Westlake

In Westlake, CDD assessments generally fund community infrastructure that benefits the development area. Typical examples include entry features and landscaping, roadway and stormwater systems, street lighting, and shared amenities. Each district’s budget explains the specific services it funds. Because Westlake is a master-planned community with multiple phases, different villages can have different CDD structures and totals.

Where CDD fees show up on your bill

Most Westlake CDD assessments appear on your annual Palm Beach County property tax bill under non-ad valorem assessments. You can preview how these look by pulling a sample bill from the Palm Beach County Tax Collector. The assessments are usually listed as a separate line item with the district’s name.

You can also see current-year assessments tied to a property by looking up the parcel on the Palm Beach County Property Appraiser. Lenders often treat recurring CDD assessments like property taxes for underwriting and may escrow them with your mortgage payment. Your closing agent will flag unpaid special assessments during closing.

How to verify your exact CDD for a Westlake home

Because Westlake has multiple districts and product types, always verify the assessment for the exact parcel you are buying. Use these steps:

Step 1: Ask the seller or builder

Request the most recent property tax bill, the CDD budget or O&M notice, and any disclosure showing current annual assessments.

Step 2: Check county records

Look up the address on the Palm Beach County Property Appraiser. Confirm which special assessments appear for the current year. Then view the tax bill image at the Palm Beach County Tax Collector to see the line items and amounts.

Step 3: Confirm with the district

Find the CDD’s official website or district manager contact in public records. Ask for the adopted budget, the current O&M rate, and the bond debt service schedule for your lot type. You can locate district information through the state’s Special Districts resources or the Florida Association of Special Districts directory.

Step 4: Review bond terms

If bonds are outstanding, request the assessment roll or amortization schedule. This shows how many years remain on the debt service and whether payments step up or decline.

Step 5: Verify at closing

Have your title company obtain a tax certificate and any necessary payoff letters. Confirm how assessments will be prorated and whether anything is delinquent.

Comparing CDDs across Westlake villages

Not all Westlake homes carry the same CDD. To compare apples to apples, focus on these factors:

• Annual total assessment per unit. Add debt service plus O&M, then convert to monthly for budgeting.
• Fixed versus variable portions. Debt service is usually fixed by the bond. O&M can change annually.
• Remaining bond term. Shorter remaining terms may mean the debt portion will end sooner.
• Funded amenities and infrastructure. Higher assessments may reflect enhanced features or larger systems.
• Unit type. Assessments can vary by single-family, townhome, or lot size. Compare within the same product type.
• Upcoming changes. Meeting minutes and adopted budgets can reveal planned increases or special projects.

Tip: Ask whether the CDD amount is escrowed by your lender. This affects your monthly payment and cash flow.

Budgeting and mortgage impact

CDD assessments are part of your carrying cost. To plan, convert the annual amount to a monthly figure. For example, a $3,000 annual CDD equals about $250 per month.

Lenders usually include recurring special assessments when calculating housing costs and debt-to-income ratios. Policies vary, so ask your lender how they will treat your CDD and whether it will be escrowed. Because O&M can change, review recent budgets to see trends. Debt service is typically fixed until the bonds are paid off or refinanced. When the bond term ends, the debt portion may fall away, which can lower your total assessment.

On resale, higher assessments increase monthly costs, which can narrow the buyer pool. That said, visible amenities and well-maintained infrastructure can attract buyers who value those features, even at a higher cost.

Red flags and smart questions

Watch for the following and ask targeted questions:

• Recent or frequent O&M increases above typical inflation.
• Notices of upcoming capital projects or special assessments.
• Lack of accessible budgets, minutes, or contact information for the district manager.
• Unclear remaining bond term or assessment allocation for your specific lot type.

Key questions to ask the district manager:

• What is the current annual O&M per unit for my lot type?
• What is the annual debt service per unit and the remaining bond term?
• Are there planned changes to O&M or any special assessments under consideration this year?

Quick buyer checklist

• Pull the last two years of property tax bills for the address from the county records.
• Request the CDD assessment roll and the adopted budget for the current year.
• Convert the total CDD to a monthly number and add it to mortgage, taxes, and insurance.
• Confirm with your lender how CDD will be escrowed and how it affects your qualifying.
• Have your title company verify any unpaid assessments and how they will be handled at closing.

Work with a local, financing-savvy guide

A clear understanding of Westlake’s CDDs can save you from surprises and help you choose the right village and lot type for your budget. With more than 25 years of local experience and a background in mortgage origination, Janet Cordero can help you verify assessments, compare options, and structure a smooth purchase.

FAQs

What are CDD fees and who sets them in Westlake?

• CDD fees are special assessments that fund community infrastructure and services, established and administered by a public district under Florida Statutes Chapter 190.

In Westlake, where do CDD fees appear on my bill?

• They typically show as non-ad valorem assessments on your Palm Beach County property tax bill; verify amounts through the Palm Beach County Tax Collector.

How do I find the exact CDD amount for a specific Westlake home?

• Look up the parcel on the Palm Beach County Property Appraiser, review the current tax bill, and confirm with the district manager using state Special Districts resources.

Are Westlake CDD fees permanent?

• Debt service runs for the bond term, while O&M continues as long as the district provides services and adopts an annual budget.

Can Westlake CDD fees increase over time?

• O&M can be adjusted annually through the district’s public budget process, while the bond debt service is generally fixed by the bond documents.

Will my lender escrow Westlake CDD fees with my mortgage?

• Many lenders include recurring special assessments in qualifying and escrow, but policies vary; ask your lender how they will treat your CDD.

How do I compare CDDs across different Westlake villages?

• Compare total annual assessments per unit, remaining bond term, and the amenities each district funds, and normalize by product type for an apples-to-apples view.