HOA Management in Nocatee

Sub-association management for Nocatee, built around its CDD-funded amenities and constant new-village growth.

Serving Nocatee, St. Johns County

Nocatee has consistently ranked among the top-selling master-planned communities in the United States since the late 2010s, and the operational footprint reflects that. The community spans dozens of villages, each with its own sub-association board and dues structure. CDD assessments stack on top of HOA dues and run roughly $1,000 to $3,000-plus per year per home depending on the village and bond series. New neighborhoods and amenities continue coming online annually. Managing here means managing one village at a time without losing track of how it fits the larger picture.

Service area

About 35 minutes southeast of our Jacksonville office via JTB and US-1, roughly 25 miles.

Our Nocatee clients are supported by our North Florida Office (Main): same team, same accountability, no outsourced call center.

Office: 751 Oak St, Suite 110

Jacksonville, FL 32204

904-490-8191

Neighborhoods & communities we know in Nocatee

Crosswinds Coastal Oaks Greenleaf Village Twenty Mile Tidewater Riverwood Del Webb Nocatee Town Center Splash Water Park Greenway Trails

ZIP codes served

32081 32082

How we work at the sub-association level in Nocatee

Nearly every Nocatee homeowner pays into both an HOA and a CDD, and the asset ownership split is the single biggest source of resident confusion. The CDD funds and maintains Splash Water Park, Spray Water Park, Crosswater Hall, the Greenway Trails, and the major roadways, not the HOA. Most resident complaints we receive on day one of a new engagement are actually CDD matters that the prior manager wasn't routing correctly. Getting the asset routing documented at the front desk is the single biggest service improvement a board can make for members in the first 30 days.

Each Nocatee village,Crosswinds, Coastal Oaks, Greenleaf Village, Twenty Mile, Tidewater, Riverwood, Del Webb, Town Center neighborhoods, operates as its own sub-association with its own board, dues, and budget. We work at the sub-association level, which means our reporting cadence, ARC committee, and meeting rhythm are tuned to one village at a time rather than blended into a master-association wash. A 200-home village's budget gets the same line-item discipline as a 600-home village's, neither one gets a template.

Reserve planning here has a unique profile because the CDD owns the marquee amenities. Sub-association reserves focus on village-specific items: pocket parks, gates, internal landscaping, neighborhood pools where they exist, entry monuments, fountain pumps, and fence repaint cycles. Boards sometimes underestimate these because the big-ticket amenities feel covered by the CDD, but the SIRS framework still applies to qualifying components and the sub-association still owns the funding obligation. We build right-sized reserve schedules rather than importing a budget template from a more amenity-heavy HOA elsewhere in the market.

Questions we hear from Nocatee boards

What's the difference between Nocatee's CDD and our village HOA, and who do we call for what?

The CDD owns and maintains the major amenities and main roadways, Splash, Spray, Greenway, Crosswater Hall. Your sub-association handles village-specific items: gates, monuments, neighborhood landscaping, internal common areas. We make the routing automatic so residents call one number and get the right answer the first time.

Can FCM manage just our village inside Nocatee, or do we need master-association coverage?

We manage at the village / sub-association level. That is the right unit of management in Nocatee, your board makes decisions about your village's budget, dues, and rules. We coordinate with the CDD and any neighboring sub-associations as needed without bundling you into a one-size-fits-all contract.

Our village is still under developer control. When should we engage a manager?

Six to twelve months before turnover. Nocatee turnovers tend to be cleaner than older Florida markets because the developer is sophisticated, but cleaner does not mean complete. We have audited several Nocatee transitions and consistently find vendor contracts, reserve documentation, or architectural records that need correction before the new board signs the developer's release.

Does the SIRS requirement apply to our Nocatee village even though the CDD owns the big amenities?

Yes, if your sub-association meets the unit count and component triggers in Florida Statute 720.303 (or 718.112 for condo components). The covered components will be smaller than at an amenity-heavy HOA, but the study still has to be done by a qualified provider on the statutory cycle. We coordinate the engagement and integrate findings into the reserve funding plan.

Ready for a better management partner in Nocatee?

We'll review your current budget, reserves, and vendor contracts and send back a transparent proposal , no pressure, no hidden fees.

Call 904-490-8191 Request a Proposal