If Kingston South is on your list, here’s the question I hear right after “what do the homes cost?” What will I pay every year to live there? Short answer: HOA dues run about $340 to $426 a month depending on your lot width, the CDD adds roughly $1,319 to $2,564 a year on your tax bill, and there’s a $480 yearly dining minimum. All in, that’s about $5,900 to $7,900 a year for most homesites, plus a handful of one-time fees at closing. These are 2026 figures from the Kingston South HOA fee sheet shared by the builders’ sales team in September 2026. They’re estimates and can change, so always confirm current numbers before you write an offer.
One Association, Fees Set by Lot Width
Kingston South is one master association shared by all three of its builders, Lennar, Pulte and Neal. That means the dues don’t depend on which builder you choose. They depend on your lot width. HOA dues are billed quarterly, so here’s how they look by the month, the quarter and the year:
| Lot Width | HOA per Month | HOA per Quarter | HOA per Year |
|---|---|---|---|
| Twin Villa | $339.65 | $1,018.95 | $4,075.80 |
| 42′ | $373.75 | $1,121.25 | $4,485.00 |
| 45′ | $377.85 | $1,133.55 | $4,534.20 |
| 52′ | $382.95 | $1,148.85 | $4,595.40 |
| 57′ | $388.05 | $1,164.15 | $4,656.60 |
| 62′ | $392.15 | $1,176.45 | $4,705.80 |
| 72′ | $406.15 | $1,218.45 | $4,873.80 |
| 90′ | $426.25 | $1,278.75 | $5,115.00 |
2026 HOA estimates, billed quarterly. Quarterly and yearly amounts are the monthly figure × 3 and × 12. Subject to change.
The CDD and Your Estimated Annual Total
The Kingston One CDD is a separate yearly charge that shows up on your property tax bill, not your HOA statement. Add it to your yearly HOA dues and the $480 dining minimum and you get a realistic yearly number for each homesite:
| Lot Width | CDD per Year* | HOA per Year | Est. Annual Total† |
|---|---|---|---|
| 36′ Villa | $1,319.15 | $4,075.80 | $5,874.95 |
| 37.5′ Villa | $1,371.01 | $4,075.80 | $5,926.81 |
| 42′ | $1,526.60 | $4,485.00 | $6,491.60 |
| 45′ | $1,630.32 | $4,534.20 | $6,644.52 |
| 52′ | $1,872.34 | $4,595.40 | $6,947.74 |
| 57′ | $2,045.21 | $4,656.60 | $7,181.81 |
| 62′ | $2,218.09 | $4,705.80 | $7,403.89 |
| 72′ | $2,563.83 | $4,873.80 | $7,917.63 |
| 90′ | TBD | $5,115.00 | $5,595.00 + CDD (TBD) |
*Kingston One CDD, billed yearly with your property taxes. The 90′ CDD amount hasn’t been set yet. Both villa sizes use the twin villa HOA rate. †Annual total = HOA × 12 + CDD + the $480 food & beverage minimum. It doesn’t include property taxes, utilities or insurance. 2026 estimates, subject to change.
Wait, What’s a CDD?
If you haven’t bought new construction in Florida before, the CDD is the part that usually throws people. A CDD (Community Development District) is a local special district Florida allows so a new community can pay for its roads, drainage and other infrastructure up front. That cost is repaid over time through a yearly assessment on each homeowner’s property tax bill.
It’s completely normal. Almost every large new community in Lee and Collier County has one. It isn’t part of your HOA. The debt portion typically ends after 20 to 30 years, while the maintenance portion continues for things like lakes and drainage.
The $480 Food & Beverage Minimum
Kingston South has a $480 yearly food and beverage minimum for the community’s dining venues. It’s prorated in your first year, and anything you don’t spend by year end is forfeited, so it’s worth planning a few dinners out with friends.
The One-Time Fees at Closing
On a new construction home, plan on about $7,450 in one-time fees at closing: a $5,000 amenity fee, a $750 initial contribution to the master association, a $1,500 irrigation fee and a $200 panther mitigation fee (a Florida habitat requirement, not anything specific to your home).
What Your Dues Cover
Your HOA dues cover the amenities, landscaping and irrigation for the common areas and your own homesite, the community lakes, the staffed gate and professional management. That homesite landscaping piece matters when you compare communities, because in some places it’s a separate charge. Kingston South’s amenity campus is planned for 30+ amenities, including resort pools with water slides, pickleball and tennis courts, an indoor sports complex, a fitness center and dining.
How Kingston South Compares with Esplanade at Kingston
Right next door, Esplanade at Kingston has its own separate association. Its yearly HOA, landscape and irrigation, CDD and $800 food and beverage minimum add up to about $7,700 (villa) to about $12,000 (72′ lot) a year. Kingston South’s comparable totals run lower, about $5,900 to $7,900, with a $480 dining minimum instead of $800. Each community offers a different amenity lineup, so the right fit depends on what you want day to day. See my full Esplanade at Kingston cost breakdown to compare side by side.
I share these numbers so you can plan with confidence before you’re sitting at the closing table. Fees are 2026 estimates and can change, so if you’d like the current figures for a specific homesite and floor plan, just call or text me at 239-488-5900.
