Is Nexton Worth the CDD Fee? Breaking Down the True Cost of Ownership

Understanding Community Development District fees before you buy in Summerville's premier master-planned community

You have found your dream home in Nexton. The neighborhood is beautiful, the amenities look incredible, and the location is perfect. Then you see it on the disclosure: a CDD fee of $2,000 per year.

Suddenly, that monthly payment calculation looks very different. Is Nexton really worth an extra $165 per month on top of your mortgage, insurance, and HOA dues?

The answer depends on what you value in a home and community. Let me break down exactly what you are paying for and help you decide if Nexton is the right investment for your family.

What Exactly is a CDD Fee?

A Community Development District (CDD) is a special purpose government entity authorized by South Carolina law to finance, construct, operate, and maintain infrastructure and amenities for master-planned communities.

In simple terms, the developer builds expensive infrastructure like roads, pools, parks, and drainage systems. Instead of building those costs directly into home prices, they issue bonds through the CDD. Homeowners then repay those bonds over 30 years through an annual assessment on their property tax bill.

How Nexton's CDD Works

Nexton has multiple CDD districts because the community was developed in phases. Different neighborhoods may have different CDD amounts and different bond issuance dates, which affects when the assessment expires.

Your CDD fee in Nexton typically ranges from $1,500 to $2,500 annually depending on:

• Which neighborhood you live in
• Your lot size and home value
• When your neighborhood's bonds were issued
• What amenities serve your specific area

This fee appears as a separate line item on your Berkeley County property tax bill each year and is not included in your mortgage escrow unless you specifically request it.

What Does Your CDD Fee Actually Pay For?

Unlike HOA fees that cover ongoing maintenance, CDD fees primarily repay the bonds that financed Nexton's infrastructure. Here is what that money built:

Brighton Park Village

The crown jewel of Nexton includes resort-style pools, splash pad and water features, fitness center with classes, event lawn and pavilion, and The Backyard gathering space.

Trail System

Miles of walking and biking trails connect neighborhoods to shops, restaurants, schools, and parks. This is what makes Nexton walkable and bike-friendly, unlike typical suburban developments.

Parks and Green Spaces

Multiple neighborhood parks with playgrounds, open spaces for community events and activities, dog parks and pet-friendly areas, and landscaped common areas throughout.

Infrastructure

Enhanced roadways with landscaping and lighting, stormwater management systems, irrigation for common areas, and street trees and beautification projects.

Important note: Your CDD fee is separate from your HOA dues. HOA fees cover ongoing maintenance of these amenities. The CDD fee pays back the bonds that built them.

The True Monthly Cost: What Your Budget Really Looks Like

Let me show you what owning a home in Nexton actually costs each month compared to a similar home in a community without CDD fees.

Sample Comparison: $400,000 Home

Nexton (with CDD):

• Mortgage payment (principal and interest): $2,400
• Property taxes: $450
• Homeowners insurance: $150
• HOA dues: $85
• CDD fee: $165 (if $2,000 annually)
• Total monthly: $3,250

Non-CDD Community:

• Mortgage payment: $2,400
• Property taxes: $450
• Homeowners insurance: $150
• HOA dues: $75 (typically lower without resort amenities)
• Total monthly: $3,075

The difference: $175 per month or $2,100 per year

Over 30 years, you will pay approximately $63,000 in CDD fees. That sounds like a lot, but consider what $63,000 would buy you in a standard subdivision: probably not much beyond basic amenities and standard landscaping.

The question is not whether the CDD fee is expensive. It is whether the lifestyle and amenities you get in Nexton are worth $175 per month to your family.

Considering a Home in Nexton?

Let me show you exactly what your monthly costs would be and help you compare neighborhoods with and without CDD fees.

Can You Pay Off the CDD Fee Early?

Yes, and many buyers do exactly that. You have several options:

Option 1: Pay in Full at Closing

You can pay off the entire CDD assessment when you buy the home. The payoff amount is typically $25,000 to $40,000 depending on the neighborhood. Many buyers roll this into their mortgage, which can actually lower their monthly payment since they eliminate the annual CDD bill.

Option 2: Pay Off After Purchase

You can contact Berkeley County at any time to get a payoff quote and eliminate the annual assessment. The amount decreases each year as you pay down the principal.

Option 3: Pay Annually

Simply pay the CDD fee each year on your tax bill. After 30 years, the bonds are repaid and the assessment disappears.

Which Option Makes Sense?

It depends on your financial situation and how long you plan to stay:

• Staying 10+ years: Paying it off often makes sense, especially if you can finance it at a low mortgage rate
• Staying 5-7 years: Paying annually is usually better since you will not recoup the payoff amount
• Investment property: Pay annually unless the rental market supports higher rents that justify the payoff

Important: If you pay off the CDD and sell the home, you do NOT get that money back. The payoff stays with the property, making it more attractive to buyers who do not want the annual fee.

So Is Nexton Worth the CDD Fee?

Here is my honest assessment after helping buyers navigate this decision for 5+ years in Summerville:

Nexton is Worth It If You Value:

• Walkability and being able to bike or walk to shops, restaurants, and parks
• Resort-style amenities you will actually use regularly
• A true community atmosphere with events and engaged neighbors
• New construction in a well-planned, maintained environment
• Strong resale value due to the community's reputation and amenities
• Family-friendly environment with excellent schools nearby

Nexton May Not Be Worth It If:

• You rarely use community amenities and prefer privacy
• You are stretching your budget and the extra $175 per month creates stress
• You plan to stay less than 3-5 years and will not fully enjoy the lifestyle
• You prefer a more rural or spread-out setting
• You could buy a larger or newer home elsewhere for the same monthly payment

What Our Clients Say

Families with young children consistently tell me Nexton is worth every penny. They use the pools weekly, their kids bike to friends' houses safely, and they love the community events.

Empty nesters and retirees are more mixed. Some love the amenities and walkability. Others wish they had bought in a community without the CDD fee since they use the amenities less than expected.

Remote workers and young professionals appreciate being able to walk to coffee shops and restaurants, which justifies the cost for their lifestyle.

Summerville Alternatives to Nexton

If you love the idea of Nexton but the CDD fee is a concern, consider these Summerville communities:

Cane Bay Plantation

Also has CDD fees but slightly lower in some neighborhoods. Offers pools, parks, and trails with a similar master-planned feel. More affordable home prices in some sections.

Del Webb Charleston

Active adult 55+ community with resort amenities and no CDD fees. Higher home prices but no special assessments. Great option if you qualify for age-restricted living.

Ashborough and White Gables

Established neighborhoods with amenities but no CDD fees. Lower HOA dues and no special assessments. Less walkability than Nexton but solid community features.

Custom Home Neighborhoods

Smaller subdivisions throughout Summerville with minimal or no HOA fees. More privacy and lower monthly costs. Fewer amenities but more lot options and home customization.

We can help you compare monthly costs across all these options to find the best fit for your budget and lifestyle.

Expert Tips for Buying in a CDD Community

1. Get the Exact CDD Amount Before Making an Offer

CDD fees vary by lot within Nexton. Make sure you know the precise annual amount for the specific home you are considering. We always verify this information before our clients write an offer.

2. Calculate Your True Monthly Payment

Add mortgage, insurance, taxes, HOA, and CDD together to see your real housing cost. Many buyers focus only on the mortgage payment and are surprised when the total is much higher.

3. Ask About Payoff Options Before Closing

Get a payoff quote and discuss with your lender whether rolling it into your mortgage makes financial sense. Run the numbers both ways before deciding.

4. Understand What Happens When You Sell

The CDD fee transfers to the next buyer. If you paid it off, that becomes a selling point. If you did not, buyers will factor the annual fee into their offers.

5. Visit the Amenities Before You Buy

Go to Brighton Park Village on a Saturday afternoon. Walk the trails. See if the lifestyle matches what you are paying for. If you would not use these amenities weekly, reconsider whether Nexton is right for you.

6. Compare Apples to Apples

When comparing Nexton to other communities, factor in the amenities. A community with a $50 HOA and no CDD might have no pool, no trails, and minimal landscaping. Nexton's higher fees buy you significantly more.

Frequently Asked Questions

Related Resources

• Complete Guide to Moving to Summerville SC
• Search All Summerville SC Homes
• New Construction Homes in Summerville
• Schedule a Buyer Consultation

Ready to Explore Nexton or Compare Other Summerville Communities?

Let us help you understand the true cost of ownership and find the perfect community for your lifestyle and budget. With 5+ years of experience in Summerville real estate, we will give you honest advice about whether Nexton's CDD fee makes sense for your situation.

The information provided in this article is for educational purposes and represents general market analysis as of November 2025. CDD fees, tax assessments, and community amenities are subject to change. Always verify current CDD amounts, payoff options, and community fees with the appropriate government agencies and your real estate professional before making purchasing decisions.

MLS data is deemed reliable but not guaranteed. For the most current information on homes for sale in Nexton and throughout Summerville SC, contact The Iliff Group directly.