Trying to choose between an HOA, a COA, or a CDD in Kissimmee? You are not alone. With so many master-planned and resort-style communities near the attractions, it can be hard to compare fees, rules, and how each one affects your budget. In this guide, you will learn what each term means, what fees usually cover, how lenders treat them, and where to verify numbers before you make an offer. Let’s dive in.
HOA, COA, and CDD basics
Florida uses three different frameworks that shape how communities operate and how you pay for amenities and infrastructure.
- COA stands for Condominium Association. It governs condo buildings and common elements under Florida Statutes Chapter 718. The COA typically maintains building exteriors and shared spaces.
- HOA stands for Homeowners’ Association. It governs single-family homes, townhomes, or mixed communities under Chapter 720. The HOA enforces covenants and maintains common areas.
- CDD stands for Community Development District. It is a special-purpose local government created under Chapter 190 to fund infrastructure through assessments on your property tax bill.
In Central Florida, including Kissimmee and Osceola County, you will often see a combination. A neighborhood may have an HOA and also sit inside a CDD boundary. Some condo communities are near or within districts with public infrastructure funded by a CDD.
What each one typically covers
What a COA covers
A COA usually manages the building and shared elements you and your neighbors use every day. Typical monthly condo fees may include:
- Exterior building maintenance, roofing, elevators, and corridors
- Common area upkeep such as pools, landscaping, and parking areas
- A master insurance policy that covers the building structure and common elements
- Some utilities like water, sewer, or cable in certain buildings
- Reserve funding for big repairs and replacements over time
You will still carry an HO-6 policy for your unit interior and personal property. Coverage varies by community documents, so confirm what the master policy includes.
What an HOA covers
An HOA governs subdivisions, townhomes, and mixed communities. Typical dues may include:
- Maintenance of common amenities like a clubhouse, pool, playgrounds, and landscaping for shared areas
- Private road upkeep, community gates, and street lighting where applicable
- Architectural review, covenant enforcement, and rules
Many single-family HOAs do not cover the structure of your home. Some townhome HOAs include exterior maintenance such as roofing or painting. Always verify coverage in the declaration and budget.
What a CDD covers
A CDD finances and operates public infrastructure for a defined area. In practice, that can include:
- Roads, water and wastewater systems, stormwater management
- Parks, trails, and amenity centers
- Long-term bond repayment through annual assessments
You will typically see the CDD assessment as a separate line on the Osceola County property tax bill. The amount may include a bond repayment portion and an operations portion. Assessments can be steady for many years, decline as bonds are paid down, or adjust to fund ongoing operations.
How fees affect your monthly budget
Your true monthly housing cost is more than your mortgage payment. You should plan for the full picture:
- Principal and interest on the loan
- Property taxes
- Homeowner insurance or condo HO-6 insurance
- HOA or COA dues
- CDD assessments if the property is in a district
Special assessments are separate. They pay for large projects that the regular budget or reserves cannot cover. Ask early about any approved or proposed special assessments and the expected timeline.
What lenders look for
Lenders treat association dues and CDD assessments as ongoing housing obligations. They count in your debt-to-income calculation and can affect how much you can borrow.
For condos, underwriters also review the project itself. They look at association financials, reserves, insurance, owner occupancy, and any litigation. Certain loan programs have condo project eligibility standards. If a project does not meet a program’s criteria, you may need a different loan product or a larger down payment.
In most Kissimmee purchases with an association, you can expect to provide documents such as an estoppel or resale certificate, current dues, the association budget, and details on any special assessments. For CDDs, the most recent adopted budget and the assessment amount help lenders size your monthly cost.
Where to find fee numbers in Kissimmee
Do not rely on a single source. Cross-check the following to confirm dues and assessments before you make an offer:
- MLS listing fields for HOA fee, condo fee, and CDD amount as a starting point
- The association’s resale or estoppel certificate for current dues, arrears, and any special assessments
- The association budget, reserve balance, and recent meeting minutes
- The declaration, bylaws, rules, and any rental restrictions
- The Osceola County property tax bill for CDD assessment lines
- Title search results for recorded assessments and liens
If you do not see a CDD referenced in the listing, the property may still be within a district. Check the tax bill and county records for confirmation.
Due diligence checklist
Use this checklist during your inspection period so you do not miss a budget surprise.
Fees and billing
- Exact HOA or COA dues and billing frequency
- Whether the CDD is billed with property taxes and the annual amount
- What the fee includes such as utilities, exterior maintenance, and insurance
- Any approved or proposed special assessments
Financial health
- Operating budget and cash flow
- Reserve balance and date of the most recent reserve study
- History of special assessments over the last 5 to 10 years
- Owner delinquency rate
Governance and restrictions
- Rental policies including minimum lease terms and short-term rental rules
- Pet, parking, and architectural guidelines
- Any age-related occupancy rules
Insurance and risk
- Condo master policy coverage versus what owners must insure
- Any pending or threatened litigation
Lending impact
- Ask your lender how dues and CDD assessments will count in your qualifying math
- Confirm condo project eligibility if buying a condo
Flag items such as low reserves paired with major upcoming repairs, frequent special assessments, ongoing litigation, or high delinquency rates. These can point to future cost increases.
Kissimmee-specific tips
Kissimmee communities often serve both full-time residents and visitors. That mix brings a few extra items to check.
- Short-term rentals. Some communities allow vacation rentals. Others limit or prohibit them. Confirm association rules and any local regulations if you plan to rent.
- Parking and guest policies. Visitor-focused areas may have stricter parking rules. Review these if you expect frequent guests.
- CDD prevalence. Newer master-planned neighborhoods near resort corridors often have CDD assessments. Expect to see them on the tax bill.
By reviewing these items up front, you can avoid surprises and pick the community that fits your goals.
HOA vs COA vs CDD: choosing what fits you
Choosing between an HOA, a COA, or a CDD area comes down to how you want to live and what you prefer to pay for monthly.
- Choose a COA if you want building upkeep and a master insurance policy handled by the association. Expect more comprehensive coverage and a single monthly fee for many shared services.
- Choose an HOA if you want a single-family home or townhome with shared amenities. Confirm what exterior items the HOA maintains and what falls to you.
- A property in a CDD can offer robust amenities and newer infrastructure. Plan for the annual assessment on your tax bill in addition to any HOA or COA dues.
There is no right or wrong choice. The best option is the one that balances your budget, your maintenance preferences, and your plans for owner-occupancy or rental use.
Smart budget planning steps
- Build a full monthly housing number that includes dues and CDD assessments.
- Ask your lender for an early estimate of how fees affect your qualifying amount.
- Review the association’s reserve strength and special assessment history.
- Confirm insurance responsibilities, especially for condos.
- Match the community’s rental and use rules to your intended use.
Taking these steps before you write an offer can help you avoid delays during underwriting and keep your closing on track.
What to request before you offer
Getting documents early makes you a stronger, more confident buyer. Ask for:
- The current association budget and most recent financial statements
- Reserve study or current reserve balance
- Meeting minutes from the last 12 months
- Declaration, bylaws, and a summary of rules and restrictions
- Any rental policy, including minimum lease term and short-term rental guidance
- Estoppel or resale certificate that shows dues, delinquencies, and special assessments
- Insurance summary or master policy information for condos
- For CDDs, the adopted budget and the current year assessment amount and schedule
If a seller cannot provide these promptly, factor extra time into your inspection period so you and your lender can review them.
The bottom line for Kissimmee buyers
You will see HOAs, COAs, and CDDs across Kissimmee and Osceola County, especially in newer and resort-style communities. Each one changes what you pay, what is maintained for you, and how lenders size your loan. When you verify fees, review financials, confirm rules, and account for CDD assessments on the tax bill, you set yourself up for a smooth purchase and a home that fits your lifestyle.
If you want a local walkthrough of specific communities and how their fees compare, reach out to Ken Burningham. You will get clear, practical guidance tailored to your budget and goals.
FAQs
What is a CDD in Kissimmee and how is it paid?
- A Community Development District funds neighborhood infrastructure and is repaid through annual assessments that usually appear as a separate line on the Osceola County property tax bill.
How do HOA and COA fees differ in Florida?
- HOA dues maintain common areas and enforce covenants for houses or townhomes, while COA dues for condos often cover building exteriors, shared systems, and a master insurance policy.
Do CDD assessments count in mortgage approval?
- Yes, lenders treat CDD assessments and association dues as part of your monthly housing expense, which affects your debt-to-income ratio.
Where can I verify CDD fees on a home in Osceola County?
- Check the property’s tax bill for a CDD assessment line and review the district’s adopted budget to confirm the current year amount.
What documents should I request before making an offer?
- Ask for the association’s budget, reserves, meeting minutes, rules, an estoppel or resale certificate, insurance details for condos, and the CDD budget and assessment amount if applicable.
