HOAs, CDDs, and 55+ Communities in South Hillsborough County

Homeowner Handbook › Owning a home › HOAs, CDDs, and 55+ communities

Part 1 · Owning a home in South Hillsborough

HOAs, CDDs, and 55+ Communities in South Hillsborough County

By Linda Reynolds · Last reviewed November 2026

How HOAs work

A homeowners association maintains shared areas, enforces the community’s covenants and rules, and collects dues from every owner. Many HOAs also review exterior changes, like paint colors, fences, and landscaping, so check before you start a project.

• Your documents: Florida law requires associations to give owners copies of the governing documents and rules. Associations with 100 or more parcels must also post key documents on a website or app.
• Fines: before an HOA can fine you, it must give written notice and an opportunity for a hearing.
• Meetings and records: most board meetings are open to owners, and you can request the association’s records and financial information.

Condo and villa associations

Condominiums follow a different chapter of Florida law than HOAs. That matters here, because many South Shore villas and attached homes, including much of Kings Point, are governed by condominium associations.

• The association often handles more. Exterior maintenance, roofs, landscaping, and the building insurance may be covered by your fees, while you insure the interior.
• Reserves and inspections. Florida has added rules for condo building inspections and reserve studies in recent years. Ask whether the association has completed any required inspections and whether its reserves are funded, since shortfalls can lead to special assessments.
• Approvals. Many condo associations review sales and leases, so ask how long approval takes.

What a CDD is

A Community Development District is a special-purpose local government that a developer can set up to build a community’s infrastructure, like roads, drainage, and amenities. On the South Shore, you’ll find them in newer master-planned communities, such as Waterset in Apollo Beach and Belmont in Ruskin, and in other recent developments across the area.

• It’s on your tax bill. CDD assessments are usually collected with your annual property taxes, not as a separate bill.
• There are often two parts. A debt portion repays the bonds that funded construction, and an operations and maintenance portion covers ongoing upkeep.
• The debt portion eventually ends. Some districts let owners pay it off early. Ask what the remaining balance is.

When you buy in a CDD, your sales contract should include a disclosure about the district. Read it closely, and factor the assessment into your monthly budget alongside your HOA dues. Most districts post their budgets and meeting agendas on their own websites.

55+ communities

Age-restricted communities are a big part of the South Hillsborough market. Under the federal Housing for Older Persons Act, a community can qualify as 55+ housing when at least 80 percent of occupied homes have at least one resident who is 55 or older, the community publishes and follows policies showing it intends to operate that way, and it verifies residents’ ages.

• Rules vary by community. Each community sets its own policies within the law. Ask how younger residents, long-term guests, and rentals are handled.
• Age verification is normal. Expect to provide proof of age, such as a driver license or passport, as part of the purchase or move-in process.
• Approval may be required. Many communities require an application and approval before a sale closes, so build that time into your plans.

Sun City Center and Kings Point

Sun City Center and Kings Point sit side by side but are separate 55+ communities, each with its own boundaries, rules, and management.

• Sun City Center: the Sun City Center Community Association runs the shared clubs and amenities and has its own dues, policies, and age rules. Many neighborhoods also have their own homeowner or condo association on top of that, so a home can come with more than one set of dues.
• Kings Point: homes are mostly condo-style villas governed by many individual condominium associations, which typically handle exterior upkeep and landscaping. Club facilities have their own fees and rules.

Because dues, fees, and rules differ from one association to the next, ask for the specific documents and fee schedule for the exact home you’re considering. You can reach the Sun City Center Community Association at suncitycenter.org.

Keep reading

Equal Housing Opportunity. This handbook offers general information, not legal advice. Every community’s documents are different, so review them carefully and consult a real estate attorney with specific legal questions.