For fiscal year 2025/26, Avenir's Community Development District listed a gross assessment of $4,313.14 for each home in Longview. Under the district's adopted budget for fiscal year 2026/27, which started October 1, 2026, the projected charge for that same parcel is $7,051.69. Nothing changed about the house or its lot. The increase came from a new line of debt that the district attached to Longview's parcel.
In this western Palm Beach Gardens community, the annual carrying cost of a home depends heavily on which bond financed its parcel, how wide the lot is, and which phase it sits in. Those three things can matter more than the purchase price. Two neighbors with similar mortgages can open property tax bills that differ by several thousand dollars a year.
The Line Sits Below Your Property Tax
The Avenir Community Development District says its assessments have two components. One covers operation and maintenance of the district's improvements. The other is debt service, meaning annual principal and interest on the bonds that paid for those improvements. The Palm Beach County Tax Collector collects both, and they appear in the non-ad valorem section of the property tax bill. The district's fiscal year runs October 1 to September 30.
The Palm Beach County Property Appraiser defines non-ad valorem assessments as charges that are not based on property value. They pay for services or infrastructure, and the boundary of the property that benefits sets who pays. The Tax Collector explains that the levying authority sets these charges using a unit measure and adds them to the ad valorem tax to make up the annual bill.
That unit measure is the key point. The county's assessed value of a home has no effect on this line. The charge follows the parcel.
What Each Neighborhood Is Projected to Pay in FY 2026/27
The district-wide operations piece is the same for everyone: $1,422.69 per unit for fiscal year 2026/27. Homes in Phases 1 and 2 also pay a clubhouse operations assessment of $1,431.20. That charge applies to 1,174 units and does not apply to Parcel A-5, the Town Center, economic-development land, or Phase 3. Everything above those shared pieces is debt, and the debt differs by parcel.
| Neighborhood and parcel | Lot or unit type | Projected FY 2026/27 total |
|---|---|---|
| Regency, A-5 | 50-foot | $3,310.99 |
| Apex, A-15 | 50-foot | $3,311.69 |
| L'Amiance, A-20 | 55-foot | $3,357.69 |
| Esprit, A-16 | 60-foot | $5,571.69 |
| Windgate, A-3 | Phase 1 | $5,484.19 |
| Coral Isles, A-4 | Phase 1 | $5,767.43 |
| Avondale, A-7 and A-8 | Phase 2 | $6,149.89 |
| Longview, A-10 | Phase 3 | $7,051.69 |
| Parcels A-17 and A-19 | Phase 3 | $8,795.69 |
| Panther National, A-13/14 | 175-foot | $9,333.69 |
Within a single master plan, the gap between the lowest and highest rows is about $6,000 a year. Lot width matters inside each neighborhood too. At Esprit, the 50-foot lot is projected at $4,879.69 and the 75-foot lot at $6,608.69. Regency shows why phase matters. It sits in Phase 1 but carries no clubhouse operations or clubhouse debt charge, so its total lands close to Apex and L'Amiance in the newer phase.
The budget presents every figure as a gross amount. That gross builds in a 4% discount for early payment plus a 1% County Tax Collector fee and a 1% Property Appraiser fee. They are budget projections. What a specific owner is billed depends on the parcel's status, any credits, when the bill is paid, and whatever the board adopts in future years.
Three Ways the Number Changes After You Look at It
A buyer who checks the CDD charge once during a tour may be looking at a figure that changes before the first tax bill arrives. The district's own four-year comparison, covering fiscal years 2023/24 through 2026/27, shows three ways that happens.
- A new bond series gets attached to a parcel. Longview's existing 2021 debt line rose from $2,845.00 to $3,521.58 for fiscal year 2026/27, and a new 2026 debt line of $2,107.42 appeared next to it. The budget shows the Series 2026A and 2026B bonds issued in May 2026, at $5.68 million and $36.955 million. Series 2026A carries a 7% rate, Series 2026B carries rates of 7.25% to 9.25%, and both mature in May 2056.
- An older debt line shrinks while a newer one is added. Stonegate's 2018 debt charge fell from $3,176.00 to $776.52, and a 2025 debt charge of $3,709.82 was added. Its total went from $4,644.14 to $5,909.03. Lake Ridge went through the same shift a year earlier. Its total rose from $4,261.45 in fiscal year 2024/25 to $5,322.92 in fiscal year 2025/26 when Series 2025 debt was added. A charge can also go down. Esprit's 50-foot debt line fell from $5,670.00 in fiscal year 2023/24 to $3,457.00 the following year.
- The shared operations piece moves with the district's costs. The operations assessment was $843.90 in fiscal year 2023/24, $1,085.45 in 2024/25, and $1,468.14 in 2025/26, and is projected at $1,422.69 for 2026/27. Every home pays this piece, so a change here affects the whole community.
The debt does not run out soon. The budget lists maturities from May 2049 for the Series 2018-1 and 2018-3 bonds behind Phase 1's debt lines to May 2056 for the 2025 and 2026 parcel bonds. Someone buying today is taking on decades of scheduled payments, not a short charge left over from construction.
Where the Paperwork Shows It
Florida law requires the CDD to appear in the contract. Section 190.048 of the Florida Statutes requires every contract for the initial sale of property or a residential unit in a CDD to include a conspicuous, boldfaced disclosure just above the buyer's signature. The disclosure must state that district assessments and taxes pay for certain public facilities and services, are set annually, and are in addition to other governmental taxes and assessments.
The disclosure tells you the charge exists. It does not tell you the parcel's current figure, the bond series behind it, or the remaining balance. For property-specific numbers, the district's homepage links to a CDD debt and assessment information request. Prepaying is possible for some components. Bond documents for at least one parcel include a section on prepaying special assessments, and a 2024 offering described the developer prepaying certain Parcel A-18 debt as homes closed. Payoff terms are specific to each parcel and come only from the district's own calculation.
This is general information, not legal, tax or financial advice. Confirm the assessments, payoff terms and contract language for any specific property with a Florida real estate attorney, a tax professional and the district.
Why This Matters More This Fall
Most of Avenir's new activity is in Phase 3, which is also where the newest and largest debt lines sit.
Panther National is the clearest example. Avenir announced on July 23, 2026, that Ohana Real Estate Investors acquired Panther National, a 400-acre private golf community inside Avenir, and that its team was preparing a fall 2026 release of homes and homesites. The Real Deal reported in August that Ohana had increased the project's JPMorgan loan to $165 million after a $191.2 million purchase. The deal included about 150 unsold lots in the 218-home community, where homes are priced above $1 million. Under the district's fiscal year 2026/27 schedule, Panther National parcels carry projected CDD totals of $6,524.69, $7,681.69 or $9,333.69, depending on parcel and lot width. Buyers comparing homesites in the fall release will see the price of each lot. The annual district charge is a separate number, and it follows the lot just as the price does.
Daily life in Avenir is filling in too. The 13-acre Great Egret Clubhouse opened in the western neighborhoods with restaurants and bars, resort and lap pools, fitness space, 12 pickleball courts and nine tennis courts, according to an August 6, 2026 Morningstar item that Avenir republished. Avenir reported that Publix opened at Avenir Town Center on May 21. H&H Bagels was set to open August 17 at 12465 Northlake Boulevard, according to a Palm Beach Post report republished by Avenir. The Palm Beach Post also reported that Field of Greens would open its Avenir location on September 25. The Town Center itself has its own district debt, a 2023 Town Center bond assessment of $1,210,565 in the fiscal year 2026/27 budget.
Avenir's builder roster includes GL Homes, WL Homes, Kolter Homes, Akel Homes, DiVosta, Kenco Communities and Toll Brothers. Each builder's neighborhood is a different parcel on the district's schedule, so comparing two builders also means comparing two assessment lines.
Common Questions
Is the CDD assessment the same thing as HOA dues? No. The district describes its assessment as operations and maintenance of district improvements plus bond debt service, collected through the county tax bill. HOA dues are a separate obligation that the association bills directly.
Does a more expensive home pay a higher CDD assessment? Not because of its price. Non-ad valorem charges are not based on property value. In Avenir, parcel, lot width and phase set the figure.
Can the figure change after closing? The district adopts a budget every year, and its comparison tables show neighborhood totals rising and falling from one year to the next as new bond debt is added and as operating costs change.
If you are comparing Avenir neighborhoods or weighing a homesite in Panther National's fall release, David Cooke can help you set each property's assessment schedule next to its price before you make an offer, so you know the full annual cost of the address. Request a Private Consultation.
