Frequently Asked Questions
What is the purpose of the Celebration CDD?
The District was created to finance and manage the acquisition, construction, operation and maintenance of a portion of the infrastructure necessary for community development. The Ordinance establishing the District authorizes the District to issue bonds for the purpose of financing, funding, planning, establishing, acquiring, constructing or reconstructing, enlarging or extending, equipping, operating and maintaining stormwater management, water supply, sewer and wastewater management, drainage systems, bridges or culverts, roadways, street lights, landscaping, sidewalks and boardwalks, and other basic infrastructure projects within or without the boundaries of the District as provided in the establishment Ordinance.
Why do I pay assessments, how are they calculated, and what can I expect to pay annually?
All landowners will pay non-ad valorem assessments related to capital costs and operation and maintenance costs of District facilities and services. Bonds were issued to fund these capital costs, and the bonds were secured by pledged revenues which are collected on behalf of the District in the form of non-ad valorem assessments on the properties within the District that benefit from the capital improvements. “Non-ad valorem” means these are not based on property values, as opposed to how your ad valorem real estate property taxes are determined.
The annual assessment is comprised of two components: debt service and maintenance.
The debt service component is the fixed amount required to amortize the debt for the infrastructure and facilities acquired or constructed by the District. The annual debt assessment collected for each property has been determined based upon use of each parcel. The District has levied a debt assessment against your property that is based on benefit and your pro-rata share of the cost of the public infrastructure and facilities financed by the District.
The maintenance component is an annual assessment for the operations and maintenance of District infrastructure and facilities. Each year, the Board of Supervisors holds a public hearing to adopt the annual budget and set the level of operations and maintenance assessments. Included in the annual operations and maintenance assessment is your pro-rata share of the annual costs to administer the District.
The Celebration CDD has issued several bond series—1994, 1997, 1999, 2002, 2003, and 2005—in order to construct or acquire the public infrastructure and facilities benefitting all properties within the District. Click here for a printable pdf of this bond summary.
- Series 1994: 20-year bonds providing funding for infrastructure in Celebration Village, Celebration Place, Lake Evalyn, West Village, and a portion of North Village. These bonds were refunded in 2005 (see below), with the last bond payment scheduled for May 2016.
- Series 1997: 20-year bonds providing necessary funding for Phase 2 infrastructure, remaining portion of North Village, Celebration Boulevard extension to World Drive, and reimbursement to RCID for a portion of World Drive/I-4 interchange. The last bond payment is scheduled for May 2018.
- Series 1999: 20-year bonds providing necessary funding for Phase 3 infrastructure, South Village 1, South Village multi-family, South Village commercial, and partial construction of Celebration Boulevard. The last bond payment is scheduled for May 2020.
- Series 2002: 20-year bonds providing necessary funding for Phase 4 infrastructure, East Village 1, Aquila Reserve (formerly known as East Village 2), Roseville Corner, Celebration Boulevard expansion and extension, and U.S. 192 shared phase II improvements. The last bond payment is scheduled for May 2022.
- Series 2003: 30-year bonds providing necessary funding for Phase 5 infrastructure and South Village 2 (Arvida’s development also known as Artisan Park). The last bond payment is scheduled for May 2034.
- Series 2005: Refinanced the 1994 bonds with excess monies generated to pay the costs of tree replacement and fence damage caused by 2004 hurricanes, as well as the repaving of certain District roads. The last bond payment is scheduled for May 2016.
These debt service assessments are fixed over the life of the bonds and are included on the annual real estate tax bills. Any home owner has the option of paying down this debt assessment early, either in part or in whole, which will either reduce or eliminate the annual debt assessment levied on the property. For information on paying down your debt assessment, please contact the Assessment Department at 954-603-0034 or email Elizabeth Moore at Elizabeth.Moore@STServices.com.
For those home owners choosing not to paydown their debt assessment early, you will pay this assessment only for the period of time that you own your home, or until their final bond payment date (shown in the above list), whichever is sooner. If you sell your home before the District bonds are paid off, the next owner becomes responsible for paying their share of the cost of the infrastructure and facilities.
The operations and maintenance assessment may vary from year to year based upon the District’s general fund budget adopted each year after an advertised, public hearing. The District operates in the same fiscal year (“FY”) as other governmental entities, which year begins October 1 and ends September 30 the following year. The District’s budget and the assessment schedule for fiscal year 2012 show the maintenance assessments by product type.
The debt assessment component, added to the operations and maintenance assessment component, result in the total non-ad valorem assessments included on your annual real estate tax bill.
While these District assessments are not taxes, per se, they will appear on your property tax bill that you receive in November of each year from the Osceola County tax collector and will be collected in the same manner as property taxes. An owner’s failure to pay the District’s assessments when due will result in consequences similar to those resulting from an owner’s failure to pay property taxes. If you have a mortgage on your property and your taxes are escrowed, your assessments may be included in your monthly mortgage payment. In such case, your tax bill will be sent directly to your mortgage company and be paid from your escrow account.
When is the next General Election for Supervisors?
The next General Election will be held in November 2016 for Seats 1, 3, and 5 currently held by William Luosey, Don McDonald, and John Gebhardt, respectively.
What is the difference between the Celebration CDD (CCDD) and the Celebration Residential Owners Association (CROA)?
The basic difference between the two is that the CCDD is a public/governmental entity, responsible for the public common areas within the District, and CROA is a private entity, responsible for residential properties and all private common areas of the community.
Celebration Residential Owners Association, Inc. (CROA)
- All Celebration residential owners are members of CROA.
- The primary role of CROA is to ensure compliance of the rules, restrictions and community-wide standards as outlined in the Declaration of Covenants, Conditions and Restrictions.
- Annual assessments fund the required administrative operations as outlined in the annual CROA budget.
- CROA is administered by a Board of Directors (elected by a majority of home owners) which meet regularly to conduct general CROA business.
- CROA holds an annual owners meeting which includes an annual assessment and budget review, and a residential owners’ open discussion of general topics pertaining to the Residential Owners Association.
- CROA is responsible for the maintenance of all of their active and passive private parks, such as Lakeside Park, Founder’s Park, Heritage Park, North Village Park, East Village Park, and the Artisan Park and Club.
Celebration Community Development District (CDD)
- The Celebration CDD is empowered under Florida Statutes as a special-purpose local government.
- CCDD non-ad valorem assessments appear as a line item on your annual Osceola County real estate property tax bill.
- The Celebration CDD is administered by the Board of Supervisors elected in the General Election.
- The Board of Supervisors generally meets the third Tuesday of each month at 6:30 p.m.
- The CDD is responsible for the maintenance of:
- The downtown lake and esplanade, including the shade structures and the interactive fountain
- Common area landscaping, including all street trees, in the CCDD right-of-way
- Sidewalks, boardwalks and trail systems
- Alleyways and sidewalks
- Street lighting
- Hardscape (e.g., fences, signs)
- Stormwater ponds and drainage structures
- Mosquito control and aquatic weed control
There are also areas and amenities that are separate from CROA and the CCDD as depicted on the ownership map (click here for the ownership map). These features within Celebration include:
- Enterprise Community Development District (ECDD)
- Celebration Golf
- Osceola County Schools (K-8 and the high school)
- Downtown area (merchants, businesses and restaurants)
- All undeveloped Celebration land (owned by The Celebration Company)
- Conservation areas and jurisdictional wetlands (under the jurisdiction of Reedy Creek Improvement District and South Florida Water Management District)
When and where are the Celebration CDD meetings held?
Meetings are generally held the third Tuesday of every month at the District Office, 313 Campus Street, Celebration, FL 34747.
Please contact us with any other questions.