HOA, Lake County tax, and no CDD — the real monthly number
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Talk to a Specialist →Using the midpoint of Esplanade at Highland Ranch's $380K–$650K price range, here is the approximate all-in monthly non-mortgage carrying cost.
| Item | Monthly |
|---|---|
| HOA fee (~$350/mo — clubhouse, resort pool, fitness, dog park) | $350 |
| CDD assessment | Minimal to none — verify specific parcel |
| Lake County property tax (~0.85% effective, before homestead) | ~$365 |
| After homestead exemption | ~$325 |
| Homeowners insurance (est.) | ~$120–$180 |
| Total (ex-mortgage) | ~$795–$855/mo |
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Two things keep Esplanade's true cost competitive despite a higher-than-average HOA: the near-absence of a CDD assessment (unlike many newer Central Florida communities where CDD debt service adds $67–$150+/month on top of HOA), and Lake County's property tax rate, the lowest in the Orlando metro at roughly 0.85% effective. Communities in Polk or Osceola County carrying both a higher tax rate and an active CDD can post a materially higher all-in monthly number even with a lower headline HOA fee.
While Esplanade at Highland Ranch's construction era and Taylor Morrison's financing structure typically avoid a major CDD burden, this can vary by phase. Request the seller's most recent Lake County property tax bill to confirm there is no CDD line item on the specific home you're considering.
Connect with a specialist who knows this market from the inside — real cost math, honest community comparisons, and what's actually happening right now. Every agent is personally vetted by the Nova55Living founder.
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