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Top-Rated Value · Port St. Lucie FL

Cascades at St. Lucie West — HOA Bundled, No CDD, Honest Value

Cascades is one of the best-value 55+ communities in Port St. Lucie because of what its HOA actually covers (cable, internet, lawn) and what it does not have (a CDD bond). 600+ single-story Mediterranean homes built 2001–2006 on a 17.8-acre amenity tract.

600+
Homes
~$390
Monthly HOA
$0
CDD
2001–06
Built
17.8 ac
Rec Tract

Cascades at St. Lucie West sits inside the larger St. Lucie West master plan in Port St. Lucie, FL. It opened in 2001 as a Divosta-built Mediterranean-themed 55+ community and finished build-out in 2006. The community is gated, single-story-only, and resale-only today.

Where Cascades earns its reputation is the structural cost advantage. The HOA bundles cable TV, internet, lawn care, the 24/7 staffed gate, and security monitoring — line items most newer Tradition or Verano communities bill separately. There is no CDD assessment on the tax bill. The result: the headline HOA looks higher than newer competitors, but the total monthly carrying cost is consistently lower once you add back what those newer communities don’t include.

What’s Included
HOA Includes vs. Excludes

The fee bundle is the headline value. Read the includes column first.

Included in HOA ~$390/mo

  • Cable TV (worth ~$80/mo standalone)
  • High-speed internet (worth ~$70/mo standalone)
  • Full lawn care & landscaping
  • 24/7 staffed gate
  • Security monitoring
  • Clubhouse access & programming
  • Recreation tract maintenance
  • Reserve contributions

Not Included (Plan Separately)

  • Property tax (St. Lucie Co. ~1.31%)
  • Homeowner’s insurance
  • Utilities (electric, water/sewer)
  • Interior maintenance & appliances
  • Any future special assessment
  • Reserve study health — request it
True Cost Analysis

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Monthly Budget — $400,000 Resale Example

HOA Fee
Cable, internet, lawn, 24/7 gate, security monitoring, clubhouse
~$390
Property Tax — Year 1
St. Lucie Co. ~1.31% · $400K reassessed at purchase
~$437
CDD Assessment
Established community — no active CDD bond reported
~$0
Homeowner’s Insurance (FL est.)
2001–2006 construction; quote wind mitigation
~$240–$430
Cable + internet (already in HOA)
Worth ~$150/mo elsewhere — included here
$0 extra
Total Monthly Carrying Cost (excl. mortgage)~$1,067–$1,257
*No CDD and bundled cable/internet make Cascades’ effective cost lower than the headline HOA suggests — a new build with a “$280 HOA” plus a $1,800/yr CDD plus separate $150/mo cable/internet actually costs more. Older construction means quote insurance carefully and request the reserve study. Verify all figures before closing.
The Recreation Tract
A 17.8-Acre Amenity Campus

Cascades packs genuine resort amenities into a dedicated recreation tract — more than many newer, smaller communities offer.

26,000 Sq Ft Clubhouse + Outdoor Campus

On a 17.8-acre recreation tract
State-of-the-art fitness center + aerobics studio
Resort pool & spa with 3,000 sq ft of covered verandas
Poolside bar + gazebo
10 lighted Har-Tru tennis courts
4 bocce ball courts
2 shuffleboard courts
9-hole par-3 pitch-’n’-putt golf course
Newly constructed pickleball courts
Billiards room + card rooms
Library + computer lab
Arts & crafts studios + ballroom
Saunas + basketball
Home Collections
Single-Story Mediterranean Designs

All homes are single-story with attached two-car garages, organized into named collections (themes drawn from crystals, jewels, and wines).

Crystal Collection
Smaller single-story plans with attached two-car garage
~1,400–1,700 sq ft
Jewel Collection
Mid-size single-story plans with great room layouts
~1,700–2,100 sq ft
Wine Collection
Largest single-story plans with den or 3rd bedroom options
~2,100–2,500 sq ft
Honest Assessment

Why Cascades keeps winning value rankings — and what its age means for you.

Genuine Advantages

  • HOA includes cable + internet — worth ~$150/mo that new builds often bill separately
  • No CDD — unlike most Tradition and Verano new construction
  • Established 17.8-acre amenity tract with 26,000 sq ft clubhouse
  • Single-story-only construction throughout
  • Mature landscaping and 24/7 staffed gate

Caveats to Verify Before Buying

  • 2001–2006 construction — quote insurance carefully and ask about wind mitigation
  • Request the reserve study and SIRS status before offering
  • Resale only — no new-construction incentives or warranties available
  • Verify cable/internet provider is still bundled at the rate in the HOA disclosure
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