Marigold HOA & CDD Fees: What You'll Actually Pay Every Month

If you’re looking at a home in Marigold, the price on the sign is not what you’ll pay every month. The mortgage is one piece. On top of it, Pulte requires a Community Association (HOA) fee for every home in the community, and depending on your specific lot, there may also be a CDD (Community Development District) assessment layered on. Neither number is clearly published on the public price sheets, and that’s exactly why this is the question I get asked more than almost any other on a gated, amenitized new construction community. This article walks through what’s actually known about Marigold HOA CDD fees, what those two charges cover, how they’re billed differently, and how to build your real monthly number before you commit to a homesite.

The Real Monthly Number at Marigold (Answer First)

Here’s what you need to know going in: Marigold is a gated, single-family estate community in Davie built by Pulte’s Signature Collection, and gated communities with private roads, landscaped common areas, and controlled access almost always carry a real HOA fee. That’s not a red flag. That’s the cost of the gate, the entrance landscaping, and the maintenance that keeps the community looking like the renderings five years from now instead of two.

What I don’t have for you right now is a confirmed dollar figure. Pulte’s Marigold brochure states plainly that a Community Association (HOA) fee is required, but it does not list the exact monthly amount on the public-facing materials, and HOA budgets get revised annually as insurance, landscaping contracts, and reserve funding change. I’m not going to make up a number and hand it to you like it’s fact. What I will tell you is this: before you fall for the Livingston II model with the multigenerational suite or the Stellar quick move-in with the price reduction, call the sales office at (954) 280-1005, ask for the current HOA fee in writing, and ask specifically whether a CDD assessment is attached to your homesite. That combination, along with your mortgage, your homeowners insurance, and your property taxes, is what actually determines whether a $1.3 to $2.2 million home in Marigold fits your monthly budget. Not the mortgage payment by itself.

What Marigold’s HOA Fee Actually Covers

An HOA fee in a gated Pulte Signature Collection community like Marigold isn’t just a line item. It’s paying for specific, tangible things:

Gate operations and private roads

Marigold sits at 5022 Caladium Way, off Griffin Road in central Davie, and it’s a gated community with private internal roads. Someone has to maintain that gate, that guardhouse or keypad system, and the pavement itself. That’s not a county or city responsibility once you’re inside a private, gated subdivision. It’s the association’s.

Common area landscaping

Every rendering you’ve seen of Marigold shows manicured entrances, lakeview homesites, and consistent landscaping throughout. That upkeep, irrigation, mowing, tree trimming, mulch, seasonal color, comes out of the HOA budget. It’s a real, recurring cost, and it’s why a five-year-old gated Pulte community still looks sharp while an ungated older subdivision nearby might not.

Community amenities

Signature Collection communities are built around a lifestyle package, not just houses. If Marigold’s amenity center includes a pool, fitness space, or clubhouse (confirm the current amenity list with the sales office, as these can be phased in), that facility’s maintenance, staffing, insurance, and utilities are funded through the HOA, not your individual homeowner’s policy.

Reserve funding

A well-run association sets aside money for future capital expenses, roof replacement on amenity buildings, resurfacing private roads, pool resurfacing, and so on. Part of your monthly fee should be going into that reserve fund. Ask whether Marigold’s association is currently fully funding reserves or whether a special assessment could hit down the road if it isn’t. This is a fair, direct question to ask any HOA board or property manager and you shouldn’t feel awkward asking it.

If you want the deeper dive on what you get for the money at Marigold beyond the fee structure, Is Marigold Worth It? An Honest Look at Pulte Homes’s Davie Community breaks down the value case plan by plan.

Is There a CDD at Marigold? What We Know and What You Need to Verify

A CDD, Community Development District, is different from an HOA in an important way: it’s a public entity, not a private association. When a developer builds out major infrastructure for a large project, roads, drainage, water and sewer lines, sometimes even parks, that infrastructure can be financed through bonds issued by a CDD. Homeowners in the district then pay off that bond over time through an annual assessment that shows up on the property tax bill, not as a separate HOA invoice.

Here’s the honest answer for Marigold: I don’t have a confirmed CDD number for you, and I haven’t seen one clearly disclosed on Pulte’s public materials for this specific community. That doesn’t mean there isn’t one. Broward County has plenty of new construction communities where a CDD exists on some phases or homesites and not others, depending on how the development was originally platted and financed. The only way to know for certain is to ask the sales office directly: “Is there a CDD assessment attached to this specific homesite, and if so, what is the current annual amount and how many years are left on the bond?”

That last part matters. CDD assessments aren’t forever in most structures, they’re tied to a bond repayment schedule, often 15 to 30 years, and the amount can (though doesn’t always) step down or get paid off entirely at some point. Ask where Marigold’s district stands in that schedule if one exists, not just what the current annual number is.

Why this gets missed

Buyers touring a model home are looking at cabinets, at the Livingston II’s private multigenerational suite, at the lakeview homesite. Nobody in that moment is thinking to ask about a public infrastructure bond. That’s exactly why it gets missed, and why I’m telling you now, before you’re standing in the Whitestone’s kitchan with Rock Candy exterior samples in your hand, to write this question down and ask it on your very first visit.

HOA vs CDD: How They’re Billed Differently (and Why That Matters)

This is the part that trips people up, because both charges add to your monthly cost of ownership but they show up on completely different bills.

HOA fees

Billed directly by the community association, typically monthly or quarterly, separate from your mortgage statement unless your lender sets up an escrow-style collection for it (uncommon for HOA fees, more common for taxes and insurance). You write the association a check or set up autopay. It is not tax deductible for a primary residence.

CDD assessments

Billed once a year, as a line item on your Broward County property tax bill (TRIM notice), alongside your ad valorem taxes. Because it’s collected with your taxes, it often gets rolled into your mortgage escrow account automatically if your lender escrows for taxes, which means your monthly mortgage payment can shift when the annual CDD bill comes due, even though you’re not writing a separate check for it the way you do with HOA. In some cases, the debt-service portion of a CDD assessment can be deductible as part of your property tax deduction. Talk to a tax professional about your specific situation, I’m not going to give you tax advice on a real estate blog.

Why the distinction matters for your budget

If you only ask “what’s the HOA fee” and stop there, you could be missing an entire second charge that shows up once a year instead of monthly, but still needs to be divided by twelve and set aside if you want an accurate monthly number. This is the single most common budgeting mistake I see with new construction buyers in communities that have both.

Building Your Real Monthly Budget

Here’s the framework I walk every buyer through before they put down a deposit on a homesite in a gated new construction community, whether that’s Marigold or anywhere else in Broward.

1. Principal and interest. Get a real, current-rate quote, not a rate you saw on a billboard six months ago.
2. Property taxes. Estimate based on the purchase price, not the builder’s base price, since your final taxable value will reflect what you actually pay including options.
3. Homeowners insurance. This is a real number in Davie and it deserves its own conversation below.
4. HOA fee. Confirmed, current, in writing from the sales office.
5. CDD assessment, if applicable. Divide the annual number by twelve to get your true monthly impact, even though it’s billed yearly.
6. Flood insurance, if required. Ask whether your specific homesite falls in a flood zone that requires it.

Add all six together. That’s your real number, not the mortgage calculator estimate on the builder’s website.

The insurance piece, specific to Davie

Even with impact-resistant windows and doors throughout, and professionally engineered roof trusses with hurricane tie-downs, both standard on Marigold homes, homeowners insurance in Broward County has climbed significantly over the past several years. Concrete block construction and impact glass absolutely help your premium and your wind mitigation credit, and Pulte builds Marigold with both. But “helps” doesn’t mean “cheap.” Get an actual quote from an insurance agent who writes policies in Davie specifically, using the real square footage and construction details of the plan you’re considering, before you assume a number.

Quick move-in pricing changes your entry point, not your monthly fees

As of the most recent pricing capture, Marigold’s quick move-in inventory was showing active price reductions of roughly $25,000 to $100,000 off original list across available Stellar and Livingston II homes, with several completions clustered for October and November. That’s a real opportunity to lower your purchase price and your mortgage payment. It does not change your HOA fee or a CDD assessment if one applies. Don’t let a discounted purchase price distract you from confirming the recurring costs separately.

How Marigold Compares to Other Davie and Broward New Construction Communities

Marigold isn’t the only gated new construction community in this corridor, and the HOA and CDD conversation looks a little different at each one.

Vineyards in Davie is another new construction option worth cross-shopping if you’re weighing gated amenities against price point and homesite size. Estates by Turnberry is a west Davie community where I’ve had this exact same conversation on camera, guard gate, clubhouse, private roads, and I gave buyers the same advice I’m giving you here: ask for the exact HOA fee and ask specifically whether a CDD is attached, because that number combined with your mortgage, insurance, and taxes is what determines whether the home actually fits your monthly budget. If you want the full breakdown on that community specifically, Estates by Turnberry Review (2026): Prices, Floor Plans, HOA, CDD, and Who It’s For walks through it.

The Oaks of Davie rounds out the central Davie new construction picture if you want a third data point on fee structures and price per square foot in the same school zone and commute corridor.

The takeaway across all of these: gated new construction in this part of Broward almost universally carries an HOA fee, CDD status varies by community and sometimes by phase within a community, and the only reliable way to compare true cost of ownership across Marigold, Vineyards, Estates by Turnberry, and The Oaks of Davie is to get the actual current HOA and CDD numbers for each, in writing, rather than comparing base prices alone.

Questions to Ask the Sales Office Before You Sign

Bring this list with you, or text it to yourself before your appointment at (954) 280-1005:

1. What is the current monthly HOA fee for this specific homesite, in writing?
2. Is there a CDD assessment attached to this homesite? If so, what is the current annual amount?
3. If a CDD applies, how many years remain on the bond, and does the assessment step down over time?
4. What amenities does the HOA fee currently fund, and are any amenities still being built out (phased)?
5. Is the association’s reserve fund currently fully funded, or is a special assessment possible?
6. How often has the HOA fee increased over the past few years, if this is a multi-phase community with existing homeowners?
7. For quick move-in homes with a reduced price, does the reduction affect the HOA fee calculation at all (it generally shouldn’t, but ask)?

Getting straight answers to these seven questions before you sign is how you avoid the buyer’s remorse that comes from discovering a $300 or $400 monthly gap between what you budgeted and what you actually owe.

Where to Go Deeper on Marigold

If HOA and CDD fees are the piece you needed clarity on, round out your research with the rest of the Marigold picture. Marigold Floor Plans Explained (2026): Sizes, Layouts, and Which One Fits walks through the Stellar, Reverence, Whitestone, and Livingston II plans in detail, including which one actually makes sense for a multigenerational household versus a downsizing couple. Marigold in Davie: The New Construction Guide (Floor Plans, Pricing, What to Know) is the broader overview if you’re just starting your research. And Marigold Review (2026): Prices, Floor Plans, HOA, CDD, and Who It’s For pulls the full picture together in one place.

The Bottom Line

Marigold is a legitimate estate-level community in central Davie, built by Pulte’s Signature Collection, with real storm-ready construction, real floor plan variety from the 2,483 square foot Stellar up to the 5,770 square foot Livingston II, and real price movement on current quick move-in inventory. What it doesn’t have, publicly, is a clearly disclosed HOA fee number or a confirmed CDD status. That’s not unusual for new construction, and it’s not a reason to walk away. It’s a reason to ask the two direct questions above before you get emotionally attached to a specific lot or model, and to build your real monthly number, mortgage, taxes, insurance, HOA, and CDD if applicable, before you make an offer. Make the wise decision here, not the emotional one. The house will still be beautiful after you get the numbers in writing.