CDD TrackerFLORIDA

Methodology and sources

Where every number comes from, and what it can't tell you.

Sources

  • County tax collectors (live counties: Hillsborough, Pasco and Manatee). For example, Pasco County Tax Collector, "Public-RE Current Tax Roll w/ Districts" report, and Hillsborough County Tax Collector, "Public-Current Tax Roll w/ Districts" report. These public reports list every non-ad valorem district charge on each tax bill. We download them as files from the tax collectors' official report tool, one district at a time, for the 2026 and 2025 rolls.
  • FloridaCommerce Official List of Special Districts (Special District Accountability Program): official district names, creation dates, governing authority, bond authority and website links.
  • Property appraiser bulk downloads (Pasco PA and Hillsborough PA public download files) to place each parcel in a city and ZIP code and identify residential lots. We never scrape individual parcel pages.
  • District budgets and bond documents, linked from each district's official website, for bond payoff years. Where we have not yet read them, the page says "Not yet verified".

How we calculate

  • Typical yearly CDD is the median assessment among residential parcels (including vacant residential lots) that carry a charge greater than $0 for that district on the 2026 roll. In counties where we have not loaded property appraiser land-use data yet, it is the median of all assessed parcels, and the page says so.
  • Common range is the 10th to 90th percentile of those bills. Tiers are amounts shared by at least 5 parcels; districts bill by lot type, so tiers usually match lot widths or product types.
  • Change compares the same parcels on the 2025 and 2026 rolls and reports the median change. Parcels new to the roll are excluded.
  • True monthly cost combines the roll's CDD amount with your own assumptions for price, loan, millage, HOA and insurance. Those defaults are placeholders, not data.

Limits

  • The tax roll shows one combined CDD amount per parcel; most districts don't split it into debt and operations on the bill.
  • Prepaid assessments: owners who paid off their bond share pay less, which can lower a tier's count.
  • HOA dues are private and not on the tax bill, so we only show them where a public source states them (none yet).
  • Pinellas, Hernando, Manatee, Sarasota and Polk show the official district list only until their tax-roll files are loaded.

Privacy

We never publish owner names, individual parcel bills or addresses, and confidential parcels are not shown. All figures are aggregates.

Disclaimer

Data comes from public records and may contain errors or lag behind changes. It is not an appraisal, legal or financial advice. Always verify a property's assessments with the county tax collector and the district before you buy.

Spotted an error? Email suncoastflips@gmail.com. The CDD Tracker team