O que é CDD e por quanto tempo se paga?

O CDD (Community Development District) é um distrito criado para financiar a infraestrutura do bairro. A dívida é rateada entre os lotes é cobrada junto ao imposto predial, normalmente por 20 a 30 anos. Parte do valor é amortizável (pode ser quitada antecipadamente) e parte é de operacao e manutenção, que continua enquanto o distrito existir.

CDD é a mesma coisa que HOA?

Não. O HOA é a associação de moradores e cobre áreas comuns, piscina, paisagismo e gestão. O CDD paga a infraestrutura pública do bairro (ruas, drenagem, água, iluminação). Uma comunidade pode ter os dois, só o HOA ou, em casos mais raros, nenhum dos dois.

Vale mais a pena comprar em comunidade sem CDD?

Normalmente sim para quem investe, porque o CDD sai direto do fluxo de caixa mensal e não volta na venda. Nestas 13 comunidades, 5 não têm CDD. Mas o CDD costuma estar associado a infraestrutura e amenidades melhores, entao o certo é comparar o custo total mensal e o preço do imóvel, não só a existência do CDD.

Posso alugar a casa que eu comprar?

Depende do regulamento do HOA da comunidade e, no caso de aluguel de temporada, do zoneamento da cidade. Aluguel de longo prazo (12 meses) é o modelo usual em comunidades residenciais; temporada é permitida apenas em áreas com zoneamento turístico específico. Antes de qualquer reserva enviamos o documento oficial do HOA com a cláusula de locação.

Brasileiro pode comprar imóvel nos Estados Unidos?

Sim. Não é necessário visto de residência, green card ou cidadania para comprar um imóvel nos EUA. A compra pode ser feita em nome de pessoa física, LLC ou trust, e cada estrutura tem efeitos fiscais e sucessórios diferentes.

Qual a entrada para financiar sendo estrangeiro?

O Foreign National Loan costuma exigir entrada de 30% a 35% do valor do imóvel, com análise de crédito feita sobre documentos do país de origem (passaporte, comprovação de renda e extratos bancários). Residentes nos EUA têm acesso a FHA, conventional e, em áreas elegíveis, USDA com 0% de entrada.

Quanto custa manter a casa por ano?

Os principais custos anuais são: imposto predial (cerca de 1,0% a 1,5% do valor avaliado, incluindo o CDD quando existir), seguro residencial (faixa típica de US$ 1.500 a US$ 3.000 para casa nova em bloco de concreto), HOA e, se houver gestão do aluguel, de 8% a 12% do valor recebido.

O que é USDA e quem pode usar?

O USDA Rural Development financia 100% do valor (zero de entrada) em áreas classificadas como rurais. Exige que o comprador vá morar no imóvel e respeita limites de renda por condado, portanto não se aplica a investidor não residente. Segundo o material oficial da Meritage, 11 das 13 comunidades estão em áreas elegíveis, a confirmação é sempre feita pelo endereço exato do lote.

Quanto tempo leva para receber a casa?

Casas move-in ready (prontas ou em fase final) costumam fechar entre 30 e 60 dias. Casas a construir levam tipicamente de 5 a 9 meses, conforme a planta e a fase do lote. O prazo exato depende da comunidade e deve ser confirmado no momento da reserva.

Complete guide

Everything that decides the return before you sign

CDD, HOA, rental policy, financing, taxes and timelines. This is the content that usually only appears after the offer, here it comes first.

CDD vs. HOA: the math that changes everything

Quick answer

HOA is the homeowners association fee (common areas, pool, landscaping). CDD is the assessment that pays for the neighborhood infrastructure and comes inside the property tax, for 20 to 30 years. In these 13 communities, the HOA ranges from $17.60 a $200,00 and the CDD, where it exists, from $96.72 a $233.00. 5 communities have no CDD.

In practice, what matters to the investor is the combined fixed monthly cost. A community with a US$ 51 HOA and a US$ 218 CDD costs more per month than one with a US$ 142 HOA and no CDD, even if it looks cheaper on the first line of the listing.

The CDD does not come back at resale. It is an expense, not an investment.
The CDD counts in your DTI for the mortgage and reduces the amount the bank approves.
The amortizable portion can be paid off early in some communities: it is worth asking for the payoff.
No CDD does not mean no infrastructure: it means the builder funded it and built it into the price.

Fixed monthly cost across the 13 communities

Hillside Groves	$82.00
Manor Oaks	$142.00
Springs at Lake Alfred	$145.78
Mount Plymouth Greens	$176.00
Cyrene at Minneola	$185.00
Cagan Crossings West	$200.00
Villamar	$201.58
The Meadow at Crossprairie	$202.00
The Reserve at Hammock Oaks	$211.14
The Reserve at Twin Lakes	$220.46
Hamilton Bluff	$260.09
Crosswinds	$269.70
Wynnstone	$287.28

HOA + CDD of the lowest-cost product in each community.

Can I rent it out? The honest answer

This is the question I get the most: and the one that generates the most misinformation in the market. The rule has two layers:

Layer 1: the HOA

Each community's rules (CC&Rs) define whether renting is allowed, the minimum lease term, whether there is a waiting period after purchase, whether the tenant must be approved and the maximum percentage of rented homes.

Layer 2: city zoning

Short-term rentals (under 30 days, Airbnb style) are only allowed in areas with specific tourist zoning. County residential communities usually do not allow them.

How I work

Before any reservation I send the official HOA document of the chosen community, with the rental clause highlighted. In writing. Never verbally.

Request the HOA rules

What to always ask for

CC&Rs and HOA rules, with the rental clause
Official CDD estimate per homesite (assessment)
Current-year HOA budget
Reservation letter with price, incentives and timeline
Property tax estimate for the year after purchase
Builder warranty in writing

Money

Financing, taxes and the cost of owning

Financing for foreign buyers

Typical down payment of 30% a 35%, underwriting with documents from your country (passport, income and bank statements). No residence visa or green card required. Terms of 15 to 30 years.

US resident

Access to conventional, FHA e USDA (0% down in an eligible area, with income limits). Meritage has its own lender with rate incentives that change every month.

Property tax

About 1,0% to 1,5% of the assessed value per year, varying by county and including the CDD where it exists. The homestead exemption only applies to a primary residence.

Homeowners insurance

Typical range of US$ 1.500 to US$ 3.000 per year for a new concrete-block home. Block construction and a new roof help the quote.

Rental management

Property managers charge 8% a 12% of the rent, plus a tenant placement fee. An average vacancy of 5% to 10% should be in the math.

Ownership structure

Individual name, LLC or trust change taxation, asset protection and succession. I connect you with an accountant and an attorney specialized in foreign investors.

The ranges above are market estimates for Central Florida, presented for planning. They do not constitute tax, legal or investment advice. Confirm figures with licensed professionals before deciding.

Step by step

From the first contact to the keys in your hand

Profile and goal

Invest, live in it or both. We define the price range, timeline and the communities that make sense.

Selection and reservation

Choice of homesite and floor plan, with an initial deposit. I review the builder's current incentives.

Contract

Builder contract reviewed with you, in your language, with deadlines and penalties explained.

Financing or cash

Pre-approval with the lender or proof of funds. Rate lock when applicable.

Construction and selections

Follow-up with photos, schedule and inspections at the main phases.

Closing

Signing, which can be remote (consulate or notary). Key handover and, if applicable, the start of rental management.

Run the numbers before deciding

Calculator with mortgage payment, taxes, insurance, HOA, CDD, vacancy and management, results in cash flow, cap rate and cash-on-cash.

Open the calculator

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Frequently asked questions

The questions I get the most

What is a CDD and for how long do you pay it?

The CDD (Community Development District) is a district created to finance the neighborhood infrastructure. The debt is split among the homesites and billed with the property tax, usually for 20 to 30 years. Part of it is amortizable (it can be paid off early) and part is operations and maintenance, which continues as long as the district exists.

Is the CDD the same as the HOA?

No. The HOA is the homeowners association and covers common areas, pool, landscaping and management. The CDD pays for the neighborhood's public infrastructure (streets, drainage, water, lighting). A community can have both, only the HOA or, more rarely, neither.

Is it better to buy in a community with no CDD?

Usually yes for investors, because the CDD comes straight out of the monthly cash flow and does not come back at resale. In these 13 communities, 5 have no CDD. But a CDD is often tied to better infrastructure and amenities, so the right move is to compare the total monthly cost and the property price, not just whether a CDD exists.

Can I rent out the home I buy?

It depends on the community's HOA rules and, for short-term rentals, on city zoning. Long-term rental (12 months) is the usual model in residential communities; short-term is allowed only in areas with specific tourist zoning. Before any reservation we send the official HOA document with the rental clause.

Can a foreigner buy property in the United States?

Yes. No residence visa, green card or citizenship is required to buy property in the US. The purchase can be made in an individual name, an LLC or a trust, and each structure has different tax and succession effects.

What is the down payment for a foreign buyer?

A Foreign National Loan usually requires 30% to 35% of the property value down, with credit analysis based on documents from the country of origin (passport, proof of income and bank statements). US residents have access to FHA, conventional and, in eligible areas, USDA with 0% down.

How much does it cost to keep the home per year?

The main annual costs are: property tax (about 1,0% to 1,5% of the assessed value, including the CDD where it exists), homeowners insurance (typical range of US$ 1.500 to US$ 3.000 for a new concrete-block home), HOA and, if you use rental management, 8% to 12% of the rent collected.

What is USDA and who can use it?

USDA Rural Development finances 100% of the value (zero down) in areas classified as rural. It requires the buyer to live in the home and respects income limits per county, so it does not apply to non-resident investors. According to the official Meritage material, 11 of the 13 communities are in eligible areas, confirmation is always made by the exact homesite address.

How long does it take to get the home?

Move-in ready homes (finished or in the final phase) usually close in 30 to 60 days. To-be-built homes typically take 5 to 9 months, depending on the plan and the homesite phase. The exact timeline depends on the community and must be confirmed at the time of reservation.