Est. 2007; Located in Manatee County, Florida

SANCTUARY COVE General stock cdd image

Note: Under Florida law, email addresses are public records. If you do not want your email address released in response to a public records request, do not send electronic mail to this entity. Instead, contact this office by phone or in writing.

Basic Information


Mailing Address: 3501 Quadrangle Blvd., Suite 270, Orlando, Florida 32817
Est. 2007; Located in Manatee County, Florida

“On October 15, 2007, the City Commission of the City of Palmetto, Florida adopted Ordinance 7-952 establishing the Sanctuary Cove Community Development District (“the District”), a special purpose form of local government established pursuant to and governed by Chapter 190, Florida Statutes.

A map of the District’s boundaries can be found here: PDF | RTF

District Infrastructure and Property

The District issued its Series 2021 Bonds (“Bonds”) to fund the construction and/or acquisition of stormwater management improvements, landscaping, utilities improvements, and roadway improvements.

Community Development Districts – What you should know!

A Community Development District (CDD) is a governmental unit created to serve the long-term specific needs of its community. Created pursuant to chapter 190 of the Florida Statutes, a CDD’s main powers are to plan, finance, construct, operate and maintain community-wide infrastructure and services specifically for the benefit of its residents.

What will the CDD Do?

Through a CDD, the community can offer its residents a broad range of community-related services and infrastructure to help ensure the highest quality of life possible. CDD responsibilities within our community may include stormwater management, potable and irrigation water supply, sewer and wastewater management, and street lights.

How CDDs Operate

A CDD is governed by its Board of Supervisors which is elected initially by the landowners, then begins transitioning to residents of the CDD after six years of operation. Like all municipal, county, state, and national elections, the Office of the Supervisor of Elections oversees the vote, and CDD Supervisors are subject to state ethics and financial disclosure laws. The CDD’s business is conducted in the “Sunshine,” which means all meetings and records are open to the public. Public hearings are held on CDD assessments. and the CDD’s budget is subject to annual independent audit.

Relationship with Homeowners’ Associations

The CDD complements the responsibilities of community homeowner’s associations (HOAs). Many of the maintenance functions handled by these associations in other communities may be handled by the CDD. However, the associations have other responsibilities such as operating amenities and ensuring that deed restrictions and other quality standards are enforced. The CDD may contract with the master homeowners’ association to perform maintenance functions.

Benefits to Residents

Residents within a community with a CDD may expect to receive three major classes of benefits. First, the CDD provides landowners consistently high levels of public facilities and services managed and financed through self-imposed fees and assessments. Second, the CDD ensures that these community development facilities and services will be completed concurrently with other parts of the development. Third, CDD landowners and electors choose the Board of Supervisors, which is able to determine the type, quality and expense of CDD facilities and services.

Other savings are realized because a CDD is subject to the same laws and regulations that apply to other government entities. The CDD is able to borrow money to finance its facilities at lower, tax-exempt, interest rates, the same as cities and counties. Many contracts for goods and services, such as annually negotiated maintenance contracts, are subject to publicly advertised competitive bidding.

Residents and property owners in a CDD set the standards of quality, which are then managed by the CDD. The CDD provides perpetual maintenance of the environmental conservation areas. This consistent and quality-controlled method of management helps protect the long term property values in a community.

The Cost of a CDD

The cost to operate a CDD is borne by those who benefit from its services. Property owners in the CDD are subject to a non-ad valorem assessment, which appears on their annual property tax bill from the county tax collector and may consist of two parts—an annual assessment for operations and maintenance, which can fluctuate up and down from year to year based on the budget adopted for that fiscal year—and an annual capital assessment to repay bonds sold by the CDD to finance community infrastructure and facilities, which annual assessments are generally fixed for the term of the bonds. Because costs and services vary depending upon the individual CDD, specific fee information is available for each community.

Community Development District FAQs

Q: What is the Community Development District in our community specifically responsible for?

The CDD will provide the following publicly-owned elements:

  • Roadway and sidewalk repairs & maintenance
  • Aquatics maintenance
  • Landscaping
  • Wetland monitoring & maintenance
  • Street lighting
Q: Who governs the CDD?
The CDD is governed by a five-member Board of Supervisors elected initially by the property owners. Eventually, the Board will he elected by majority vote of the resident electors in the community.
Q: How are CDD services financed?
The CDD issues Special Assessment Revenue Bonds to finance community infrastructure. Generally, Community Development Districts assess each property owner a yearly capital debt service assessment to pay back those bonds. In the case of the CDD a significant portion of this capital assessment will be prepaid by the developer at the time of closing. In addition, to maintain the facilities of the community and administer the CDD, the CDD conducts a public hearing each year at which it adopts an operating and maintenance budget. The funding of this budget is levied as an operating and maintenance assessment on your property by the Board of Supervisors. All residents pay for a share of the maintenance of the CDD improvements through this annual assessment.
Q: How are annual assessments determined?
The annual operating and maintenance assessment amount will be set annually by the Board of Supervisors. The factors that determine an adjustment in the assessment consist of inflation and changes to the levels of service.
Q: Can I pay off the bonds on my property?
In most cases, yes! You can request bond payoff at
Q: What are the ongoing responsibilities of the CDD?
The ongoing responsibilities of the CDD are to administer CDD bonds, operate and maintain the community facilities for the benefit of the property owners.


Florida Law requires that the District publish an annual meeting schedule for the fiscal year one time in a newspaper of general circulation in Manatee County.  The Board may decide to cancel or reschedule any of its meetings or add meetings or workshops as items of business dictate. These new meetings will be advertised in the newspaper at least seven (7) days in advance, and agendas are available on the website a week prior to the meeting.

PFM Group Consulting LLC.

pfm logo

PFM Group Consulting LLC has extensive experience providing consulting and management services to special districts located throughout Florida. Our firm provides services at every stage of a district’s life from establishment to full development. We offer Financial Advisory Services and District Management Services (including Administrative Services, Accounting, Minutes and Public Records Services, and Lien Book & Tax Roll Services.) to over 50 CDDs throughout the state of Florida.

Orlando East Office

Address: 3501 Quadrangle Blvd., Suite 270
Orlando, FL 32817

Phone: (407) 723-5900
Fax: (407) 723-5901



  • Attend, record and conduct all regularly scheduled Board of Supervisors Meetings including landowners meetings.
  • Presentation of District’s annual budget in accordance with Chapter 190, Florida Statutes.
  • Ensure District is in compliance with administrative and financial reporting for Community Development Districts.
  • Correspond and communicate with Board of Supervisors and Staff to respond to the various needs of the District and Community.
  • Prepare agendas for circulation to the Board of Supervisors.
  • Prepare annual budget, annual audit, monthly disbursements.
  • Review annual insurance policy to ensure District maintains proper insurance coverage.

For information regarding this District, please contact the District Manager:


Lynne Mullins
District Manager


General stock image of city streets


The Board adopts the budget each year in accordance with a process outlined in the Florida Statutes. Each Fiscal Year runs from October 1 to September 30. The operative words in this process are “approve” and “adopt.” The Board will first approve a proposed budget in the spring and will provide it to the City of Palmetto and Manatee County at least 60 days before the budget hearing, at which time the Board will adopt the final budget and levy the resulting non-ad valorem assessments.

  • Fiscal Year 2025 Proposed O&M Budget
  • Fiscal Year 2025 Proposed DS Budget
  • Fiscal Year 2024 Adopted DS Budget
  • Fiscal Year 2024 Adopted O&M Budget
  • Fiscal Year 2023 Adopted O&M Budget
  • Fiscal Year 2023 Adopted DS Budget
  • Fiscal Year 2022 Adopted O&M  Budget
  • Fiscal Year 2021 Revised O&M Budget
  • Fiscal Year 2021 Adopted O&M Budget
  • Fiscal year 2020 Revised O&M Budget
  • Fiscal Year 2020 Adopted O&M Budget
  • Fiscal Year 2019 Adopted Amended Budget
  • Fiscal Year 2019 Adopted O&M Budget

For anyone interested in adopted budgets prior to fiscal year 2019, please contact the District Office.

General stock image of houses


As the District’s audited financial statements are prepared by an independent auditor, accepted by the Board, and are available to view: HERE.

If you are interested in an audit for a previous fiscal year, please contact the District Office. For more information on audits, please visit

Additional District Documents:

    • Ordinance No. 07-952 Establishing the District
    • Rules of Procedure
    • Public Facilities Report
    • Fiscal Year 2024 Meeting Schedule
    • Fiscal Year 2023 Assessment Schedule
    • Fiscal Year 2024 Assessment Schedule

Fiscal Year 2024 Meeting Agendas:


  • 11-1-23 Meeting Cancelled


  • 2-7-24 Meeting Cancelled



  • 8-7-24

Fiscal Year 2023 Meeting Agendas:





Fiscal Year 2022 Meeting Agendas:


  • 11-03-21 Meeting Cancelled


  • 02-02-22 Meeting Cancelled



Fiscal Year 2021 Meeting Agendas:


  • 11-10-2020 LOE: PDF | RTF
  • 11-10-2020 Meeting Cancelled


  • 2-9-2021 Meeting Cancelled


  • 05-11-2021 BOS Updated Agenda PDF | RTF
  • 05-11-2021 BOS Agenda PDF | RTF
  • 05-11-2021 ASC Updated Agenda PDF | RTF
  • 05-11-2021 ASC Agenda: PDF | RTF


  • 06-01-2021 Special Meeting
  • 06-17-2021 Continued Meeting


  • 7-28-2021 Special Meeting PDF | RTF
  • 7-28-2021 Updated PDF | RTF



contact info

Contact Info

3501 Quadrangle Blvd., Suite 270
Orlando, FL 32817
(407) 723-5900

District Manager:
Lynne Mullins

Lynne Mullins
3501 Quadrangle Blvd. Suite 270
Orlando, FL 32817

Lynne Mullins
PFM Group Consulting LLC
3501 Quadrangle Blvd., Suite 270
Orlando, FL 32817
(407) 723-5900

For estoppel and payoff requests, please email:

send us a message

Questions or concerns relating to CDD facilities and programs:
Jennifer Walden, District Manager
Email the District Manager

Florida Public Records Notice: Emails to and from Community Development District’s are public record according to Section 119 Florida Statutes. For more information, please see

Note: Under Florida law, email addresses are public records. If you do not want your email address released in response to a public records request, do not send electronic mail to this entity. Instead, contact this office by phone or in writing.

ADA Compliance Seal