Question 1

What is a master-planned community?

Accepted Answer

A master-planned community (MPC) is a large-scale residential development designed as a self-contained community with amenities, infrastructure, and services. In Florida, MPCs typically include: multiple neighborhoods or villages (each with its own sub-association and architectural style), amenities (golf courses, clubhouses, pools, fitness centers, parks, trails), commercial components (retail, dining, medical offices), and infrastructure (roads, utilities, stormwater management, common areas). Florida MPCs are governed by: a master association (overseeing the entire community) and sub-associations (governing individual neighborhoods). Southwest Florida has numerous master-planned communities, many of which contain thousands of homes and extensive amenities.

Question 2

How are Florida master-planned communities regulated?

Accepted Answer

Regulation: MPCs are regulated through: Development of Regional Impact (DRI) review: large developments (typically 2,500+ residential units or equivalent commercial development) must undergo DRI review under Chapter 380, which evaluates: traffic impacts, environmental impacts, infrastructure adequacy, and consistency with the local comprehensive plan. Community Development District (CDD): many MPCs create a CDD (a special-purpose local government under Chapter 190) to finance and maintain infrastructure (roads, utilities, stormwater), which results in additional CDD assessments on property owners. Planned Unit Development (PUD) zoning: MPCs typically require PUD zoning approval, which allows flexible development standards in exchange for comprehensive planning and amenity commitments.

Question 3

What should a buyer consider when purchasing in a Florida MPC?

Accepted Answer

Buyer considerations: association fees (master association dues + sub-association dues + CDD assessments can be significant; understand the total monthly obligation), amenity access (some amenities may require separate memberships or fees), governance (understand the master declaration, sub-association rules, and architectural review requirements), development phasing (the community may not be fully built; remaining phases may change the character of the community), resale restrictions (some MPCs have transfer fees, right of first refusal, or rental restrictions), and infrastructure financing (CDD bonds are typically repaid over 20-30 years through special assessments; understand the remaining bond balance and annual assessment).

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Master-Planned Communities in Florida

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