MainStreet at Coconut Creek

It is an independent special district created under Florida law to finance and maintain infrastructure, and it pays for that by levying an assessment on every home inside its boundary. The assessment arrives on the same annual tax bill as your property taxes, but it is not inside the millage rate anyone quotes you, and your homestead exemption does not reduce it. This land carries one, covering about 183 acres, created by adopted city ordinance in spring 2025. That matters more in Broward County than almost anywhere else in Florida, because Broward is largely free of these districts and a Broward buyer has no instinct to ask about one. If you have bought in Broward before, nothing in that experience prepares you for this line on the bill.

Nobody knows yet, and that is the honest answer rather than an evasion. As of its most recent audited annual filing the district has issued no bonds at all and reports only that it is in discussion to issue them. The per-home annual debt assessment is a function of the bond par amount, the term, the interest rate and the method chosen to allocate cost between for-sale homes, rental apartments and commercial land. Not one of those five inputs has been fixed. The district is chartered against roughly 82 to 84 million dollars of stormwater, water, sewer, roadway, landscaping and public parking work, which tells you the order of magnitude of what has to be paid for, but it does not tell you your share. Anyone who quotes you an all-in annual figure for this community today is quoting you a number they cannot have.

Three documents and one calculation. Ask for the district's proposed assessment methodology report, which is the document that explains how cost is allocated across product types and how each unit's share is derived. Ask for the proposed bond sizing, the term and the assumed rate. Ask for the estimated annual debt assessment and the separate annual operations and maintenance assessment for your specific product type and homesite. Then ask for the association budget, because the district assessment sits on top of association dues rather than replacing them. Get all of it on the builder's letterhead with a date, and treat a verbal estimate from a sales desk as worthless, because the five supervisors who will size that bond issue are affiliated with the developer side rather than with you.

The for-sale program is approximately 780 homes. That is the city's own published figure and it is also the exact sum of the seven adopted residential site plans, which is the strongest kind of agreement you can get between a press figure and a document trail. Of those, 296 are condominiums and the remaining 484 are townhomes and villas. You may encounter a substantially larger total in trade coverage, along with a townhome and villa split that cannot be reconciled with the adopted plans, and in one case a block of townhomes relabelled as villas. We publish the figure the adopted site plans support. Separately, the wider development includes a rental block of 472 apartments approved under its own instrument, which is not part of the for-sale program and should not be added to it.

No, to both. The land is approved and site work is under way, with earthwork, clearing, tree and sewer permits open and active, but the county roll still shows the entire holding as agricultural with essentially no building value on it. We could not locate an issued vertical residential building permit or any certificate of occupancy. Every one of the eleven homes listed on the builder's community page is marked coming soon, there is no move-in-ready home, there is no completed street to judge finish quality on, and the welcome centre operates by appointment only. You would be selecting from floor plans and renderings, by homesite number rather than street address. That is normal for a project at this stage, but you should go into it knowing that is what you are doing.

Two collections carry published starting prices on the builder's own collection pages, read in October 2026. The Indigo collection of two-story townhomes starts in the mid 540,000s, and the Sapphire collection, described as the largest townhomes available with rear-load garages, starts at about 600,000 dollars. Two further collections, Topaz and Emerald, are shown as coming soon with no published price, no plans and no sizes. There is no published price for any condominium from any builder. Everything here is as published by the builder and subject to change without notice, which on a project selling from plans over several years is not a formality. Carry the October 2026 date with any figure you take from this page and ask for a current price sheet.

The answer is lot by lot, and a site-wide answer is genuinely useless here. We intersected all nineteen parcel polygons against the federal flood layer rather than dropping a single pin. Thirteen of the nineteen are mapped entirely outside the special flood hazard area. Six contain some land mapped inside it, four of those reaching a base flood elevation of fourteen feet and two reaching thirteen feet, and every one of those six also contains land mapped outside. The hazard follows drainage edges rather than blanketing parcels. On top of that, the lots you would actually buy will be newly graded and newly platted, so the determination that governs your mortgage and your premium is the lot-specific one on the post-construction elevation certificate. Get a determination for the exact homesite and ask for the finished floor elevation relative to the crown of the street.

You can, legally, with most lenders, and we would still price it. The claims record for this county makes the argument better than we can. For the local ZIP the single heaviest month on record accounts for about nineteen per cent of every claim ever filed there, in September 2017, while the heaviest calendar year accounts for about twenty-one per cent, in 2017. Countywide the heaviest single month is about seventeen per cent, in October 1999, against a heaviest calendar year of about nineteen per cent, in 1999. Those are two different measures and we label them separately because they are not interchangeable. The useful fact is the third-worst claim month in county history: a rainfall event in April 2023, with much of the damage falling outside the mapped hazard area. Through the most recent data freeze, none are recorded for the current year.

Winston Park Elementary, Lyons Creek Middle and Monarch High. We verified that by intersecting all nineteen parcels against the official district boundary layer and the answer was unanimous, nineteen out of nineteen, with no boundary split anywhere across the site. This is a correction worth making loudly, because general web search pushes a different elementary school for this area and it is wrong. One counter-intuitive detail: the assigned schools are not the nearest schools, and the youngest children travel furthest. Confirm the assignment in writing with Broward County Public Schools for the exact address before you rely on it, because the site-plan approvals were made subject to school board concurrency and boundaries get redrawn as hundreds of homes and hundreds of apartments deliver students.

A different cost structure and a different compliance regime. One block is six four-story condominium buildings. Four habitable stories clears Florida's three-story threshold, so those buildings will fall under the state milestone inspection regime and the structural integrity reserve study requirement, both of which drive mandatory reserve funding through the dues. The site is roughly seven miles inland, so the thirty-year milestone clock applies rather than the twenty-five-year coastal one, timed from the original certificate of occupancy and repeating every ten years. You would also insure only your interior, with the building covered by a master policy whose wind cost flows back through your monthly dues where it is much harder to see. The condominiums additionally carry a one-year owner-occupancy requirement before you may rent, plus short-term-rental restrictions. No dues figure is published for any product here.

No. The Promenade at Coconut Creek is a separate, already-operating open-air shopping centre on Lyons Road, north-east of this site, and it has been trading since 2008. Nothing here replaces it and the two are different properties under different ownership. The confusion is real and it reaches into the trade press, where at least one major publication filed its coverage of this land sale under a Promenade-shaped web address. Separately, listing aggregators misfile this community under Pompano Beach and under Delray Beach, neither of which is correct. The city of record is Coconut Creek and the land is inside the city limits, which we confirmed on the tax roll. Most buyers arriving from the builder simply type Mainstreet, which is why that is the name we carry alongside the formal one.