HOA Management in Middleburg
POA, HOA, and CDD-savvy management for Middleburg, anchored by our work at the 624-home Two Creeks community.
Serving Middleburg, Clay County
Three things make Middleburg different from the rest of our Clay County market. The First Coast Expressway opened up acreage that was previously rural, which brought national-builder HOAs into a zip code historically full of small POAs. Black Creek's flood history put Clay County on a different insurance footing than Duval. And the governing documents on a meaningful share of Middleburg associations were drafted before Florida's modern HOA statutes existed. Below is what we run into managing here, including our day-to-day at Two Creeks.
Service area
Roughly 35 minutes southwest of our Jacksonville office via I-295 and Blanding Boulevard, about 28 miles.
Neighborhoods & communities we know in Middleburg
ZIP codes served
Inside our work · Two Creeks
How the CDD + HOA split actually works at a 624-home Middleburg community
Homes
624
Structure
HOA + CDD
Area
Middleburg / Clay County
Two Creeks is structured as a homeowners association operating on top of a Community Development District. Two separate legal entities, two separate boards, two separate sets of books. The CDD issued bonds to build and now maintains the major infrastructure, roads, stormwater ponds, conservation areas, sometimes a portion of the amenity footprint, and collects an annual CDD assessment on each home's tax bill to service those bonds. The HOA handles day-to-day governance: rules, violations, landscaping of common areas the HOA actually owns, and architectural review. Residents see one home and one community; the governance layer runs on two tracks underneath it.
Architectural review is 100% on the HOA side, the CDD does not approve paint colors or fence heights. But CDD-owned land creates the majority of edge-case ARC questions. A homeowner wants to install a fence that backs up to a CDD conservation area: the fence itself is an HOA matter, but the placement has to respect the CDD easement. A property sits adjacent to a CDD stormwater pond: the HOA approves the pool cage, but the resident's landscaping can't encroach on CDD pond bank. We maintain a parcel-by-parcel map of where HOA land ends and CDD land begins so ARC decisions don't get overturned six months later when the CDD engineer points out an encroachment.
At 624 homes, ARC volume is steady, fences, paint, roofs, pools, driveway extensions, solar panels, additions. Consistency is the difference between an ARC committee the board can defend and one that produces selective-enforcement complaints. We log every submission with the rationale, hold the committee to the documented response window in the governing docs, and apply the same standard across every similarly-situated lot. When an owner challenges a decision two years later, and at this community size, someone always does, the file answers the question.
How Middleburg associations split into three operational profiles
Older POAs on acreage off Henley Road, Tynes Boulevard, and out toward Lake Geneva are the classic 1980s-era property owner association: 50 to 150 lots, governing documents written before Florida Statute 720 existed in its modern form, and a board that has historically operated more like a neighborhood association than a regulated nonprofit. The work here is bringing the docs into compliance with current case law, building a real reserve schedule for the first time, and running clean meetings under the open-meeting rules that older boards often weren't following.
Newer master-planned HOAs along the First Coast Expressway corridor and out toward Lake Asbury have the opposite profile: 400 to 800 homes, full amenity packages, and developer-control phase still active or recently transitioned. Two Creeks falls in this group. The work shifts to scale operations, ARC volume, vendor management, financial close cadence, and CDD coordination.
Black Creek-adjacent communities sit across both groups and inherit a flood-risk profile that reshapes insurance underwriting and emergency response. Hurricane Matthew (2016) and Irma (2017) both pushed water into these neighborhoods, and FEMA flood map updates have moved several properties into Special Flood Hazard Areas since. We help boards distinguish common-area flood coverage from individual homeowner policies and maintain a Clay County contractor list with permit-pulling experience, not Duval-based subs who disappear when the inspector asks for paperwork.
Featured Communities in Middleburg
Here are some of the Middleburg communities that trust Freedom. We manage HOAs and condo associations of every size here. See more communities in our portfolio.
Two Creeks
Questions we hear from Middleburg boards
Do you manage master-planned communities like Two Creeks with a CDD?
Our governing documents are from the 1980s and don't reflect current Florida law. What now?
How does FCM handle vendor coordination this far out in Clay County?
How long is the drive from your Jacksonville office to Middleburg?
Ready for a better management partner in Middleburg?
We'll review your current budget, reserves, and vendor contracts and send back a transparent proposal , no pressure, no hidden fees.