District F.A.Q.s
What is the purpose of the Harmony CDD?
The
"District" was created for the sole purpose of financing & managing acquisition, construction, operation, and maintenance of the infrastructure necessary for the community development.
The establishing ordinances for the District authorize it to issue bonds which are purposed to funding, financing, planning, establishing, constructing, reconstructing, extending, enlarging, acquiring, equipping, operating, & maintaining community facilities.
These include the water supply, water management, sewer & wastewater management, bridges & culverts, street lights, roadways, and other basic infrastructure projects within or without the District boundaries,
as provided in the Four Establishment Ordinances.
Why do I pay assessments, how are they calculated,
and what can I expect to pay annually?
WHY:
All landowners will pay non-ad valorem assessments related to capital costs and operation and maintenance costs of District facilities and services. Bonds were issued to fund these capital costs, and the bonds were secured by pledged revenues, which are collected on behalf of the District in the form of non-ad valorem assessments on the properties within the District that accrue benefit from the capital improvements. "Non-ad valorem" means the assessments are not based on property value; whereas "ad valorem" real estate taxes are based on property value.
HOW:
The annual assessment is comprised of two components: debt service and maintenance.
The debt service component is the fixed amount required to amortize the debt for the infrastructure and facilities acquired or constructed by the District. The annual debt assessment collected for each property has been determined based upon use of each parcel. The District has levied a debt assessment against your property that is based on benefit and your pro-rata share of the cost of the public infrastructure and facilities financed by the District.
The maintenance component is an annual assessment for operations and maintenance of District infrastructure and facilities. Each year, the Board of Supervisors holds a public hearing to set the budget and the level of operations and maintenance assessments. Included in the operations and maintenance assessment is your pro-rata share of the annual costs to administer the District.
WHAT:
The Harmony CDD initially issued two bond series, Series 2001 and Series 2004, for the benefit of public infrastructure and facilities for all properties within the District. Both Series of bonds were financed over a 30-year period, subject at any time to refinancing or refunding at the direction of the Board of Supervisors.
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The Series 2001 Bonds were refinanced in 2014, and the Series 2004 Bonds were refinanced in 2015, resulting in annual debt service (interest payment) savings; monies of which are set aside to pay down the District's street lighting liabilities. |
These assessments are fixed over the life of the bonds and are included on the annual real estate tax bills. All home owners have the option of paying down their debt assessment early, either in part or in whole, which will either reduce or eliminate the annual debt assessment levied on their property. For information about paying down your property's debt assessment, please contact the District's Assessment Department:
- by Phone at 954-603-0034; or
- via eMail to Luvinia LaCap (STServices.com)
For those home owners choosing not to pay down the debt assessment early, you will pay this assessment only for the period of time that you own your home, or until 2032 (for Series 2001 original issue, now Series 2014 refinanced issue) or 2036 (for Series 2004 original issue, now Series 2015 refinanced issue), whichever is sooner. If you sell your home before the District bonds are paid off, the next owner becomes responsible for paying the remaining share of the cost of the infrastructure and facilities.
The operations and maintenance assessment may vary based upon the general fund budget adopted each year after an advertised, public hearing.
The District operates in the same fiscal year ("FY") as other governmental entities, which year begins October 1 and ends September 30 the following year.
The budget also shows the maintenance assessments by product type.
Click here to review the current Budget.
The debt component added to the operations and maintenance component result in the total non-ad valorem assessments included on your annual real estate tax bill.
While these assessments are not taxes, they will appear on your property tax bill that you receive in November of each year. If you have a mortgage on your property and your taxes are escrowed, your assessments may be included in your monthly mortgage payment. In such case, your tax bill will be sent directly to your mortgage company and be paid from your escrow account. Click here to review the current Assessments schedule.
What is the difference between
the Harmony CDD and the Harmony ROA?
The fundamental difference between the two is that the Harmony "CDD" is a public entity, responsible for the "common" (public) areas, while the Harmony "ROA" is a private entity, responsible for the "residential" (private) areas of the community.
Harmony Residential Owners Association (HROA), Inc.
- All Harmony unit owners are automatically members of the HROA.
- The primary role of the HROA is to ensure compliance with the rules, restrictions, & Community Wide Standards set forth in a unit owner's Declaration of Covenants, Conditions, & Restrictions agreement made at the time of unit purchase.
- Annual assessments fund the required administrative operations of the Association, as outlined in the annual HROA budget.
- The HROA is administered by a Board of Directors (elected by majority landowners) which meets quarterly to conduct general Association business.
- The HROA also holds an annual unit owners meeting, which includes election of the Board of Directors, annual assessment and budget review, and a unit owners open discussion of general topics pertaining to the Association.
Harmony Community Development District (HCDD)
Harmony's CDD is empowered under Florida Statutes ("F.S.") as a special-purpose local government.- Non-ad valorem assessments levied by the HCDD appear as a line item on the annual Osceola County real estate property tax bill.
- The Harmony CDD is administered by a Board of Supervisors (elected by the adult residents of the District who are registered voters in the General Election).
- Anyone who is domiciled within the boundary of the District (owner or renter) is, by law, considered to be a resident of the District.
- The CDD Board of Supervisors meets the last Thursday of each month at 6:00 p.m. The monthly schedule of meetings is shown at the top-right of this page.
- The HCDD is responsible for the maintenance of:
- Swim Clubs (including parking lots)
- Community Entryways and U.S. 192 Frontage
- Alleyways and Sidewalks (in all but newest neighborhoods)
- Harmony Town Square (Town Center Park)
- Long Park (adjacent to golf course)
- Lakeshore Park
- Neighborhood Parks
(within Birchwood, Cypress, Drake, Green, Estates, & future neighborhoods) - Street Lighting (under a service agreement contract with OUC)
- Docks, Piers, and Boats at Buck Lake
- Stormwater Ponds
- Dog Parks
Facilities That Are Separate From HCDD & HROA
There are several community areas and amenities that are separate from both the HCDD & the HROA. These features within Harmony (but not owned by unit owners) include:
- Harmony Golf Preserve (i.e., the golf course)
- Clubhouse (Pro Shop, Fitness Center, Banquet Facilities, Champions Restaurant)
- Buck Lake (The District owns and operates the boats that are available to Harmony residents at Buck Lake Park, & Harmony residents are able to enjoy Buck Lake & its lakeshore facilities pursuant to agreements between the District & the lake owner.)
- Property used by various entities as temporary facility locations
- Administration and Welcome Center buildings
- All undeveloped Harmony land
Other features that are owned by others, with restricted use by Harmony residents and the public, include:
- Tunnel beneath U.S. 192 (Florida Department Of Transportation; i.e., "FDOT")
- Harmony High School and Athletic Facilities (Osceola County School District)
- Harmony Community School K-8 (Osceola County School District)
- Harmony Streets from curb to curb (Osceola County)
- Trail Network (Harmony Development, LLC) Click here for Trails Map
How can I reserve a Recreation Facility for my private party?
Contact the District Office and request a form be mailed or emailed to you. Or you can complete the appropriate form, available on the "Recreational Facilities" page, and mail your application to us with a check for the appropriate deposit amount.
We will notify you as to whether the facility is available, and to confirm your reservation. Please note that use is not exclusive to your party; other Harmony residents may still have access to the basic facility (e.g., the swimming pool).
- Buck Lake Fishing Piers
- Boats On Buck Lake
- Harmony Square
- Sports Fields
- Ashley Park
- Swim Club
- Pavilions
Where and when are Harmony CDD meetings held?
Currently, HCDD Board meetings are held at the Harmony Golf Preserve Clubhouse, 7251 Five Oaks Drive, on the last Thursday of every month starting at 6:00 p.m. The monthly schedule of meetings for the current Fiscal Year is shown at the top-right of this page.
When is the next General Election for Supervisors?
The next General Election will be November 8, 2016 for Seats 1, 3, & 5. For information, visit the Supervisor of Elections for all candidates for the next General Election. The slate of Harmony CDD Candidates is posted on the Community Bulletin Board.
