HOA and CDD fees at Avenir: what do owners pay, and how do you check a specific home?

Every Avenir home in Palm Beach Gardens carries two separate recurring costs: monthly or quarterly HOA dues set by its neighborhood association, and an annual Avenir Community Development District (CDD) assessment billed on the Palm Beach County property tax bill. For the fiscal year that began October 1, 2026, the CDD's final budget shows annual assessments from about $3,311 to about $9,334 per home depending on the neighborhood and lot width, and HOA dues on recent listings I reviewed ran from about $270 to $515 a month. The only way to know the exact number for one home is to pull that parcel's tax bill and the association's estoppel or disclosure figures, which I walk through below.

What is the Avenir CDD, and why does it show up on the tax bill?

The Avenir Community Development District is a special-purpose local government created under Chapter 190 of the Florida Statutes. It financed roads, drainage, utilities and other infrastructure with bonds, and it owns and runs some community facilities. Owners repay that through an annual assessment with two kinds of lines: operation and maintenance (O&M), which pays for running the district, and debt service, which repays the bonds tied to that neighborhood's parcel.

The assessment is collected by the Palm Beach County Tax Collector in the non-ad valorem section of your November tax bill. If your taxes are escrowed, your lender pays it from escrow. Because it is a non-ad valorem assessment, it is not reduced by the homestead exemption and it is not capped by Save Our Homes. I tell every buyer to add it to the monthly budget as its own line, not to fold it into "taxes" and forget it.

What are the FY 2026/27 CDD assessments by Avenir neighborhood?

These figures come from the Avenir CDD's Final Budget for October 1, 2026 through September 30, 2027. They are annual, per home, and they are the gross amounts placed on the tax roll, which include the 4% early-payment discount and the 1% Tax Collector and 1% Property Appraiser fees. Pay in November and you get the discount.

• L'Ambiance: $3,357.69 (55-foot lots) and $3,452.69 (65-foot lots)
• Regency (55+): $3,310.99 (50-foot) and $3,405.40 (60-foot)
• Apex: $3,311.69 (50-foot) and $3,405.69 (62-foot)
• Esprit (55+): $4,879.69 (50-foot), $5,571.69 (60-foot) and $6,608.69 (75-foot)
• Solana Bay: $5,293.20
• Lake Ridge: $5,277.47
• Windgate: $5,484.19
• La Terre: $5,578.60
• Orchid Isles: $5,669.15
• Watermark: $5,673.02
• Coral Isles: $5,767.43
• Avondale: $5,917.89 to $6,149.89, depending on which Avondale parcel
• Stone Gate: $5,909.03
• Panther National: $6,524.69 to $9,333.69, depending on parcel and lot width
• Longview: $7,051.69

For context, the O&M line is $1,422.69 per home this year, down from $1,468.14 last year. Most neighborhoods' totals dipped slightly for FY 2026/27. Longview and Stone Gate went up because new bond series were added to those parcels.

Why do Watermark or Avondale owners pay a clubhouse line that L'Ambiance owners do not?

The CDD owns and operates the original Avenir clubhouse, the one the community calls Blue Heron. Parcels that receive that benefit (Watermark, La Terre, Windgate, Coral Isles, Avondale, Solana Bay and the Essex villas) pay a Clubhouse Operation assessment of $1,431.20 plus a clubhouse debt line of $742.00 each year. Regency is not assessed for it because it has its own clubhouse, The Pearl. The newer western neighborhoods such as Apex, L'Ambiance, Orchid Isles and Lake Ridge do not carry that CDD clubhouse line in this budget.

That does not mean their amenities are free. Great Egret, Esprit's private clubhouse and The Pearl are funded outside that CDD clubhouse line, generally through association or club budgets, so a lower CDD total can be offset by higher HOA dues. Ask how the clubhouse your neighborhood uses is funded. This is why I always compare the CDD and HOA together. My page on what each Avenir clubhouse offers explains which neighborhoods use which clubhouse.

What do Avenir HOA dues run, and what do they cover?

Avenir does not have one HOA fee. Each gated neighborhood has its own association and budget, and dues change when that budget is adopted. Here is what recent MLS listings reported, so you can see the spread. Treat these as snapshots from the listing, not as the association's official number:

• Esprit: $515 a month on two 2026 listings
• Regency: $424 a month on two listings active in October 2026
• L'Ambiance: $409 a month on a home that sold in July 2026
• Avondale (DiVosta): $335 a month on a 2026 listing
• Apex: $284 a month on a home that sold in October 2025
• Watermark: $273 a month on a 2026 listing

What dues include varies. Some cover lawn care, gate staff and private clubhouse operations, and others cover only common areas. A neighborhood with higher dues that includes lawn and irrigation may cost you less overall than one with lower dues where you hire those out. Several listings also show a small second association fee, so ask for every association the home belongs to.

Living in L'Ambiance, I budget our HOA and our CDD as two separate checks in my head, even though only one of them shows up monthly. I also trust the district's published budget over any number in a marketing brochure, and I tell clients to do the same.

How do you confirm the exact HOA and CDD for a specific Avenir home?

• Pull the parcel's last tax bill. Search the address on the Palm Beach County Tax Collector site and look at the non-ad valorem section for the Avenir CDD lines. For a new build with no bill yet, use the parcel number from the contract.
• Request the CDD assessment information. The district manager, Special District Services, takes payoff and debt-assessment requests at sdsinc.org/request. Ask for the O&M amount, each debt series, and whether any debt has been prepaid.
• Get the HOA numbers in writing. For a resale, the title company orders an estoppel certificate showing current dues, special assessments and anything owed. For new construction, ask the builder for the current association budget and disclosure summary.
• Read the CDD disclosure in the contract. Florida requires a CDD disclosure in sale contracts. Read it, and do not rely on a verbal "the CDD is about" estimate.
• Check the budget yourself. The Avenir CDD posts proposed and final budgets on avenircdd.org under Financial.

What does "no CDD" or "CDD paid" mean in an Avenir listing?

Read that phrase carefully. Usually it means the debt portion was prepaid, by a builder or a prior owner. The O&M portion, and the clubhouse operation line where it applies, continues every year for every home in the district. Ask which series were paid off, get the payoff letter, and confirm the current tax bill matches the claim.

How should you compare total monthly cost between Avenir neighborhoods?

Add four numbers for each home: the CDD total divided by 12, monthly HOA dues for every association, property taxes estimated on your purchase price (not the seller's capped value), and a real insurance quote. Two homes at the same price can differ by several hundred dollars a month once you do that math. If you are weighing which Avenir builder fits your plans or new construction against a Palm Beach Gardens resale, run this same math on each option. Lot width and location also affect the CDD, so it pays to look at Avenir lot premiums with the assessment in mind.

If you want me to pull the current HOA and CDD for a specific address before you write an offer, book a buyer consultation or call me at 561-352-3056.

Published: July 1, 2026 | Updated: October 16, 2026