Verona Walk HOA fees, CDD & the true cost to own

One HOA, one CDD — that's the whole structure

Unlike communities with master-plus-sub-association stacks, Verona Walk keeps it simple:

• VeronaWalk Homeowners Association, Inc. — the single mandatory association for all 1,920 homes, managed by KW Property Management & Consulting from the Town Center (8090 Sorrento Ln). There are no separately billed sub-associations: the budget internalizes neighborhood cost pools and bills one quarterly assessment that differs by home type.
• Verona Walk Community Development District — an independent Ch. 190 special district (established April 27, 2004, Collier Ordinance 04-27) that owns the lakes-and-stormwater story and bills one line on your Collier County tax bill. District manager: Special District Services, Inc.

And no — there are not two CDDs. There is one district with two bond series (Series 2013 for Phase One lots, Series 2018 for Phase Two), which is why two similar homes can show different debt lines.

HOA dues by home type — the primary-sourced table

From the adopted 2025 HOA budget (KW Property Management, per-unit page dated 11/4/2024), quarterly maintenance fees including reserves:

Home type	# units	2025 quarterly	2026 (MLS-observed*)
Cayman, Dublon (townhome)	180	$1,269.14	$1,290
Capri, Carrington (attached villa)	763	$1,309.10	$1,330
Garden Series	85	$1,381.11	$1,401
Oakmont & Classic (single-family)	604	$1,397.33	$1,421
Carlyle (single-family)	176	$1,439.64	$1,463
Estate Series (single-family)	112	$1,470.41	$1,487

*The 2026 column shows the dominant "HOA Fee Quarterly" entries across ~99 NABOR MLS listings pulled 6/20/2026 — about 1.6% above the 2025 budget tiers, consistent with a modest 2026 increase. The 2026 budget itself wasn't yet in our document set, so treat the 2026 figures as MLS-observed and confirm the official tier with KW Property Management or the estoppel. Assessments are billed quarterly (due Jan/Apr/Jul/Oct 1), with late charges of $30/$50/$70 at 30/60/90 days per the Declaration.

What the dues actually buy

The 2025 budget runs about $12.09M in expenses, and the line items explain the "low HOA fees that include real utilities" pitch in every listing:

• Xfinity bulk cable TV + internet: $1,878,240/yr — the single largest HOA contract, and why "cable & internet included" is true here, not marketing.
• Landscaping and irrigation stack ≈ $3.5M — neighborhood landscaping, common areas, mulching, tree trimming, irrigation contracts, and plant replacement. The association maintains the developer-installed lawn and irrigation on each lot.
• Security: 24-hour guard services ($390,000) plus ADT monitoring ($357,216) and a visitor management system.
• Town Center operations: $1,588,574/yr — including payroll for staff and a full-time activities director, restaurant upkeep, and post-office equipment.
• Yes, the HOA runs a gas station. The budget shows Gas Station Income of $1,100,000 against roughly $1.1M of gas purchases and pump costs — a break-even convenience amenity almost no other Naples community has. (The car-wash line was zeroed out for 2025 even though some listings still advertise it — confirm with the Town Center office.)
• Exterior maintenance on the homes themselves: routine exterior painting and periodic roof cleaning for zero-lot-line homes (Declaration §9.1.A), and pressure cleaning/painting including boundary walls for townhomes (§11) — a major line most HOAs leave to the owner.

Reserves are funded at $975,000 a year, with a projected fund balance of $5,792,711 at 12/31/2024 against $10.7M of estimated replacement cost — a healthier picture than many communities of this age can show.

The Verona Walk CDD — the full money picture

The CDD assessment appears as one non-ad-valorem line on the tax bill. From the district's FY2025/26 Final Budget (October 2025–September 2026), gross amounts including collection costs and the early-pay discount:

Phase	Lot type	O&M	Debt	Total/yr
One	Townhome 26′ (Cayman)	$233.85	$540	$773.85
One	Duplex 36′ (Capri/Carrington)	$233.85	$540	$773.85
One	SF 50′ (Oakmont)	$233.85	$635	$868.85
One	SF 60′ (Carlyle)	$233.85	$730	$963.85
Two	Duplex/SF 36′–40′ (Capri/Carrington)	$233.85	$511	$744.85
Two	SF 40′ (Garden)	$233.85	$577	$810.85
Two	SF 50′ (Oakmont)	$233.85	$601	$834.85
Two	SF 60′/65′ (Carlyle)	$233.85	$691	$924.85
Two	SF 65′ (Estate)	$233.85	$759	$992.85

New to CDDs? Start with our plain-English CDD guide. Three things worth knowing here:

• The balances are published. The district posts a per-parcel bond-balance roll (current version good through 10/31/2026): observed balances run about $3,353.69–$5,692.04 per home, and prepaid homes scattered throughout show $0 debt — those owners pay just the $233.85 O&M line. Payoff is optional: "Bond balance does not have to be paid off at closing," per the roll itself, with payoffs handled by the district manager (jcandela@sdsinc.org).
• The debt ends. The Series 2013 refunding bonds (Phase One) mature May 2035; the Series 2018 bonds (Phase Two) mature May 2037. Every Verona Walk CDD debt line rolls off by then.
• O&M jumped once, then held. The O&M line rose 44% in FY2024/25 ($162.13 → $233.85/lot), driven by lake spraying, lake-bank mowing, and storm-pipe inspection — and FY2025/26 holds flat at $233.85. The CDD is the entity that maintains the lakes and stormwater system behind those 20+ miles of waterfront paths.

One real listing remark says it all: "CDD Capitol Balance is Paid. No Flood Insurance is Required (LOMA)." — MLS listing descriptions, 2025–2026. Both halves of that sentence are levers a well-prepared seller (or buyer) can verify and use.

One-time fees at closing — fully documented, for once

Where some communities' one-time fees conflict across sources, Verona Walk's documents agree:

• Purchase application: $100, non-refundable, submitted at least 30 days before closing — with photo ID for all occupants 18+ and the buyer's insurance declaration page ("Approval will not be given without this"). Waived for existing owners moving within the community. (Purchase Application, June 2024.)
• Resale Capital Contribution (effective 6/1/2024): one quarter's maintenance fee for the model being bought — roughly $1,269–$1,487 at current rates, held in reserves. Exemptions exist for owners buying a new personal residence inside Verona Walk (refunded if the first home sells within 180 days; not applicable to rental purchases) and for transfers by death, divorce, trust, co-owner, or foreclosure.
• MLS one-time-fee fields corroborate: transfer fee $1,248–$1,500 plus the $100 application → "Total One Time Fees" ≈ $1,390–$1,590.
• An assessment-status (estoppel) certificate may carry up to a $50 processing charge per Declaration §5.1.B, and the buyer must supply the recorded deed to management within 10 days of closing.

Frequently asked

How much are HOA fees at Verona Walk?

By home type. The adopted 2025 HOA budget sets six quarterly tiers: Cayman/Dublon townhomes $1,269.14, Capri/Carrington attached villas $1,309.10, Garden Series $1,381.11, Oakmont & Classic single-family $1,397.33, Carlyle $1,439.64, and Estate Series $1,470.41. On 2026 MLS listings the dominant entries run about 1.6% higher ($1,290–$1,487/qtr), consistent with a 2026 increase — but the 2026 budget itself should be confirmed with KW Property Management or via the estoppel before you rely on it. MLS total annual recurring fees run roughly $5,160–$5,948.

What do Verona Walk HOA dues include?

A lot — which is why "low HOA fees include cable TV, internet, lawn care, irrigation, and security" is near-boilerplate in listings. The 2025 budget shows a bulk Xfinity cable/internet contract of $1,878,240 (the single biggest HOA expense), roughly $3.5M of landscaping and irrigation across the community, 24-hour guard service ($390,000) plus ADT monitoring, and about $1.59M a year operating the Town Center — restaurant, post office equipment, a full-time activities director, even the community gas station. For zero-lot-line and townhouse homes, the association also handles routine exterior painting and periodic roof cleaning per the Declaration.

Does the HOA really paint my house?

For most home types, yes. Declaration §9.1.A makes the association responsible for "the normal and routine cleaning and painting of the exterior walls, and the periodic cleaning of the roofs" on zero-lot-line single-family homes, and §11 gives townhouse units pressure cleaning and painting including boundary walls and fences. The association also maintains the developer-installed lawn, landscaping, and irrigation on each lot (§12.1.B). Confirm how your specific home type is treated via the estoppel package.

Does Verona Walk have a CDD, and how much is it?

Yes — one Community Development District covering all 1,920 homes, billed on the Collier County tax bill. Per the district’s FY2025/26 final budget, every lot pays $233.85 in operations & maintenance plus a debt line of $511–$759 depending on phase and lot type, for totals of $744.85–$992.85 a year. Homes whose owners already prepaid the bond pay just the $233.85 O&M line.

Are there two CDDs at Verona Walk?

No — that’s a persistent myth. There is one Verona Walk CDD, established April 27, 2004 by Collier County Ordinance 04-27. The confusion comes from its two-phase, two-bond-series structure: Phase One lots pay debt on the Series 2013 refunding bonds and Phase Two lots pay on the Series 2018 bonds, at different per-lot rates. The Florida special-district registries show only the one district.

Can the Verona Walk CDD bond be paid off — and when does it end?

Yes on both. The district publishes a per-parcel bond-balance roll: observed balances run about $3,354–$5,692 per home (and $0 for homes already prepaid). The roll itself states the balance does not have to be paid off at closing, and owners who want to retire it can email the district manager (jcandela@sdsinc.org) for a payoff. Left alone, the Series 2013 bonds mature May 2035 and the Series 2018 bonds May 2037 — every Verona Walk CDD debt line rolls off by then.

What one-time fees does a Verona Walk buyer pay at closing?

Two documented items: a $100 non-refundable purchase application (submitted at least 30 days before closing, with photo ID for all adult occupants and the buyer’s insurance declaration page), and a Resale Capital Contribution equal to one quarter’s maintenance fee for the model being bought — effective June 1, 2024, held in reserves, with exemptions for internal moves and transfers by death, divorce, trust, or foreclosure. At 2025–2026 rates that’s roughly $1,269–$1,487, and MLS "Total One Time Fees" fields agree at about $1,390–$1,590 all-in. Unusually for Naples, the public sources here actually match.

Is the HOA financially healthy?

The numbers on file are reassuring: the 2025 budget shows a $975,000 annual reserve contribution and a projected reserve fund balance of $5,792,711 at 12/31/2024 against $10.7M of estimated replacement cost (pooled method), covering both pools, the Town Center interiors, courts, and more. 2025 also funded a $150,000 pool lift and a $100,000 resort-pool entrance project. Always review the current budget and reserve schedule in your due-diligence package.

Is there a master association fee on top of the HOA?

Nothing beyond the one quarterly HOA bill appears on MLS fee fields — Verona Walk internalizes its neighborhood cost pools into a single assessment. The 2004 Declaration does reference the Winding Cypress Master Association (the community sits inside that DRI), so confirm the current status of any master-level line with KW Property Management or via the estoppel certificate before closing.

Related: the full Verona Walk guide · rules, leasing & pets · the Town Center & lifestyle · selling your Verona Walk home · CDDs explained · compare: The Quarry's fee stack