New Construction
How do I read CDD millage and budget docs for Verdana or Kingston without guessing monthly costs?
Don’t guess a monthly CDD. Open the Kingston One or V-Dana Final Budget assessment tables and—when shopping Verdana—the community’s 2026 Fees Summary, then separate debt service, O&M, HOA, and ad-valorem property tax. Ask which assessment area / product your homesite is in in writing before dividing anything by 12.
On this page
Key facts
- CDD assessments are typically non-ad-valorem special assessments, not a school-style millage rate on taxable value—read the district’s adopted budget / assessment schedule, not millage books alone. (Kingston One; V-Dana; Lee County Special Districts)
- Kingston One’s fiscal year runs Oct 1–Sep 30; current schedules sit in the Adopted/Final Budget under Documents. (kingstononecdd.com/finances)
- FY 2027 Kingston One Final Budget.pdf is published on kingstononecdd.com/documents (uploaded Aug 20, 2026). (Kingston One Documents)
- A FY2026–27 O&M assessment public hearing was held Aug 19, 2026 in Estero per published notice. (NoticeRegistry)
- Verdana’s CDD is V-Dana CDD; FY 2027 V-Dana Final Budget.pdf (uploaded Aug 20, 2026) is on vdanacdd.com. (V-Dana Finances)
- Verdana Village’s official 2026 Fees Summary lists Master HOA $181.00/mo, neighborhood HOA by lot width, closing contributions, and CDD annual assessment tables by product—with an “estimates subject to change” disclaimer. (verdana-village.com fee sheet)
- Example from that 2026 fee sheet (Neighborhood 2 / Phases 3&4): Master $181/mo; N2 HOA $160.70–$220.57/mo by lot; CDD totals e.g. 36' $1,319.15/yr … 52' $1,872.34/yr (debt + O&M columns shown). Quote only with “per 2026 fee sheet / confirm current docs.” (Verdana 2026 Fees Summary)
How to read without guessing monthly $
- Open the district Final Budget → find the assessment schedule by product / lot.
- Separate debt service from O&M columns.
- Note assessment area and any future bond footnotes (some areas show O&M-only until debt is set).
- Add HOA from the association fee sheet—HOA is not inside the CDD PDF.
- Treat ad-valorem property tax (millage book / tax bill) as a third line—do not mash it into CDD.
- Only divide by 12 when explaining cash-flow—and label it as annual÷12 estimate, not the billed form.
Verdana 2026 Fees Summary examples (confirm current docs)
| Line | Figure (2026 fee sheet) | What it is |
|---|---|---|
| Master HOA | $181.00 / month (all lot products) | Association dues — not CDD |
| Neighborhood 2 HOA (by lot) | $160.70 (36') … $220.57 (66') / month | Neighborhood association — not CDD |
| CDD Phases 3&4 — 36' lot | Debt $1,170.00 + O&M $149.15 = $1,319.15 / year | Non-ad-valorem CDD |
| CDD Phases 3&4 — 52' lot | Debt $1,690.00 + O&M $182.34 = $1,872.34 / year | Non-ad-valorem CDD |
| Closing contributions (examples) | Amenity $4,000; Master initial $750; Irrigation $1,500; F&B min $480/yr | One-time / annual program lines — not monthly CDD |
Source: Verdana Village 2026 Fees Summary PDF (accessed 2026-10-28). Estimates subject to change per the sheet’s own disclaimer.
Document map (Kingston vs Verdana)
| Need | Kingston | Verdana |
|---|---|---|
| District site | Kingston One CDD — kingstononecdd.com | V-Dana CDD — vdanacdd.com |
| Budget PDF | FY2027 Final Budget (Documents; uploaded Aug 20, 2026) | FY2027 Final Budget (Finances; uploaded Aug 20, 2026) |
| HOA + CDD side-by-side | Ask builder / association in writing (no single public “all-in” sheet cited here) | Official 2026 Fees Summary (Master + Neighborhood + CDD tables) |
| County directory | Lee County BOCC Special Districts lists both districts | Same |
Local example
On Aug 19, 2026, Kingston One held its FY2026–27 budget / O&M assessment public hearing in Estero; the FY2027 Final Budget PDF was uploaded to the district Documents page on Aug 20, 2026—the same upload date pattern as V-Dana’s FY2027 Final Budget. A buyer touring Kingston models after the Oct 17 Grand Opening should open that PDF for the product/area before treating any sales-center “monthly CDD” shorthand as gospel. At Verdana, start with the 2026 Fees Summary, then confirm the matching V-Dana budget rows for the phase and lot width.
Comparison — four cost lines buyers mix up
| Line | Where it lives | Billed as |
|---|---|---|
| CDD debt service | District Final Budget assessment table | Typically annual non-ad-valorem on tax bill |
| CDD O&M | Same table, separate column | Typically annual non-ad-valorem |
| HOA / Master + Neighborhood | Association fee sheet (e.g., Verdana 2026 Fees Summary) | Usually monthly association billing |
| Ad-valorem property tax | County millage / TRIM / tax bill | Annual property tax — not CDD |
What this means for buyers
Build a carry sheet with four labeled lines. If someone quotes a single “monthly all-in,” ask them to show the PDF rows. Prefer the official Kingston One or V-Dana Final Budget figures over secondary decoder blogs—use blogs only as a map to the right PDF page.
What this means for sellers / relocators
When comparing a Corkscrew new-construction quote to a resale, put CDD debt+O&M and HOA on separate lines so a lower HOA does not hide a higher assessment area—or the reverse.
FAQ
How do I read Kingston / Verdana CDD budget millage?
Start with the district Final Budget assessment schedule, not the millage book. CDD here is usually a non-ad-valorem special assessment by product/area—not a millage × taxable value shortcut.
Where in the CDD docs do I find what I’ll actually pay each year?
Assessment schedule tables in the adopted/Final Budget (Kingston One Documents; V-Dana Finances). Match your product / lot width / phase or assessment area, then separate debt vs O&M.
Kingston Series 2025 vs future bond — how do I map my homesite to the right assessment?
Ask sales and the district which assessment area / bond series applies to your lot in writing, then find that row in the FY2027 Final Budget. Future-bond footnotes can show O&M-only until debt is set—don’t guess the missing debt number.
Can I just divide the annual CDD by 12 and call it my HOA?
No. ÷12 is only a cash-flow sketch. HOA is a separate bill; CDD is typically annual on the tax bill; ad-valorem tax is a third line.
Sources
- Kingston One CDD, Documents (FY2027 Final Budget) (accessed 2026-10-28)
- Kingston One CDD, Finances (accessed 2026-10-28)
- V-Dana CDD, Finances page (open for FY2027 Final Budget) (accessed 2026-10-28)
- Verdana Village, 2026 Fees Summary PDF (accessed 2026-10-28)
- Verdana Village, Governing Documents (accessed 2026-10-28)
- Lee County BOCC, Special Districts (accessed 2026-10-28)
- NoticeRegistry, Kingston One public hearing notice (Aug 19, 2026) (accessed 2026-10-28)
Your next step: Need help reading a Kingston One or V-Dana budget row against a Verdana fee sheet before you deposit? Reach Mike Pepple, Engel & Voelkers Naples, at 239-777-8870 or Mike@GulfAndGreens.com.
Last reviewed October 28, 2026.
Community details, pricing, availability, fees, and completion timelines described here are general and change frequently. Confirm current information directly with the builder or community before making a decision.
Written by