Citrus Hills FL: Club, HOA, CDD & Flood Guide

The short version: The Villages of Citrus Hills is a developer-built community the founders began assembling in 1968, now 14 villages on more than 10,000 acres by the developer’s count. It is unincorporated, so taxes, deeds and flood records sit with Citrus County offices. Amenities come with a country club Social Membership; the Citrus County Chronicle reported in 2025 that residents behind the gates must pay for amenity access, with the fee going to Citrus Hills, not the HOA. Davis Reserve, the newest village, sits in a 2025 CDD. Age rules vary by village, so the recorded documents for the lot decide.

Citrus Hills at a glance

Government	Unincorporated Citrus CountyCensus lists Citrus Hills, Hernando and Lecanto as census-designated places, not cities. A Hernando, FL 34442 address here is in Citrus County, not Hernando County.
Developer	Citrus Hills (its website names Citrus Hills Investment Properties)The developer says it is both developer and builder; new homes are sold through Citrus Hills Construction; more than 5,000 homes built, per the developer.
Size	More than 10,000 acres, 14 villagesDeveloper’s count. The Census Citrus Hills CDP is about 9.7 square miles of land, a different footprint.
Property owners’ association	Citrus Hills Property Owners Association, Inc.Florida not-for-profit filed March 26, 1982; reinstated 1998; active. Other associations may also bind a lot; the declaration names them.
Club company	Citrus Hills Golf and Country Club, LLCDelaware LLC registered in Florida January 20, 2012
Golf	Three 18-hole courses, one 9-holeSkyview, The Oaks, The Meadows and Brentwood; membership optional, per the developer
CDD	Davis Reserve Community Development DistrictCitrus County Ordinance No. 2025-01; established March 25, 2025
Welcome Center	2400 N. Terra Vista Blvd., Hernando, FL 34442
From Mo’s office	About 24 miles, straight lineWildwood office to the Census internal point for the Citrus Hills CDP

From the developer’s website, the Florida Division of Corporations, the Davis Reserve CDD, the Citrus County Chronicle and the U.S. Census Bureau. Checked October 12, 2026.

Up to three bills, from three different issuers

A 2014 cost comparison on the developer’s site listed “home association fees” and “Country Club Social Membership fees” separately. Treat them as separate obligations, and add a third in Davis Reserve.

The association

Citrus Hills Property Owners Association, Inc. is a Florida not-for-profit corporation filed in 1982, reinstated in 1998 and active in state records. The recorded declaration names which associations bind a lot. Florida requires that a buyer in a mandatory-association community get a disclosure summary before signing the contract (section 720.401), and each association must issue an estoppel certificate within 10 business days of a written or electronic request (section 720.30851; how estoppel certificates work).

The club

The developer’s FAQ says the amenities, from the 50,000-square-foot BellaVita Spa & Fitness Center to pools, courts and trails, are “included with your Social Membership,” and that golf membership is optional. State filings list a Citrus Hills Golf and Country Club, LLC with the same Hernando principal address and president as Citrus Hills Investment Properties, LLC, the company named on the developer’s website. Unlike the property owners’ association, a not-for-profit corporation, it is a limited liability company.

Whether membership is required is set by the lot’s recorded documents and the club’s terms. The Citrus County Chronicle reported on July 22, 2025 that residents behind the gates, including Canterbury Lakes, must pay for amenity access, that the fee goes to Citrus Hills rather than the HOA, and that there is no à la carte option. An HOA estoppel won’t show what the club says you owe, so get the club’s own written statement.

The district: Davis Reserve

The developer’s FAQ calls Davis Reserve its newest neighborhood. Citrus County created the Davis Reserve Community Development District by Ordinance No. 2025-01, with an establishment date of March 25, 2025, under Chapter 190 of Florida law. The Chronicle reported that the district covers 102.41 acres, supports 399 residential units at buildout, and puts its infrastructure at an estimated $23 million, to be paid by special assessments on the community. The district posts its adopted budget, and its FAQ says landowners elect the board at first; residents start electing supervisors no sooner than six years after creation, once there are 250 qualified electors.

The developer’s legacy page says Citrus Hills is free of debt or CDD bonds. That describes the developer, not this separate local government, so ask the district manager for the parcel’s assessments and any bond debt, and read the tax bill. The district’s FY2026 adopted budget is funded by developer contributions and refers to an anticipated bond issuance. Background: CDD vs bond.

Age rules are set village by village

The developer’s FAQ says some neighborhoods are age-restricted and others are not, and its homes page offers “a 55+ enclave or a non-age-restricted neighborhood.” Neither names which villages are which, so the recorded declaration for the lot decides. Under Florida’s fair housing law (section 760.29), housing for older persons needs at least one resident 55 or older in at least 80 percent of occupied units, must publish and follow policies showing that intent, and verifies occupancy through surveys and affidavits. In a village that claims the exemption, get the association’s age policy and verification procedure in writing.

Unincorporated Citrus County: where the records live

Property Appraiser. Values as of January 1 and takes homestead filings. Its eFile page gives a March 1, 2027 deadline for owners living in the home by January 1, 2027. A buyer files their own application; how homestead works.
Tax Collector. Bills are normally mailed on or before November 1, with discounts from 4% down to 1%; taxes are delinquent April 1. Per its property tax page, the owner gets the full-year bill, and taxes are usually prorated on the closing statement. County non-ad valorem lines such as fire services and lighting districts can appear too.
Clerk of Court. Official records, including recorded declarations, and plat maps searchable by subdivision name. Its free Recording Activity Notification gives subscribers early warning when a deed or lien is recorded against their property.
Floodplain Management. Lecanto Government Building, 3600 W. Sovereign Path. On request: flood zone determinations and elevation certificates.

There is no city layer on a Citrus Hills tax bill; the Inverness guide covers what a city address adds. And a “Hernando” listing here has nothing to do with Hernando County.

Flood: the elevation is marketing, the map is the record

The developer says Citrus Hills sits more than 200 feet above sea level and outside flood zones. Elevation helps, but it isn’t a flood determination for a lot. Citrus County, in the National Flood Insurance Program since August 15, 1984, says on its flood insurance page that flooding can happen anywhere, that most homeowners’ policies don’t cover it, and that a new flood policy has a 30-day wait.

The county’s flood zone changes page says the 2014 countywide study (effective September 26, 2014) remains relevant east of Lecanto, which by Census coordinates is where Citrus Hills lies. Check the address on the county’s flood hazard layer, ask for any elevation certificate on file, and get an insurance quote before you settle on a price. Ground is a separate question: sinkhole due diligence.

What to get in writing before you sign

The recorded declaration for the lot.
Every amendment, plus whether the village claims 55+ status and how it verifies age.
The disclosure summary and each association’s estoppel.
An estoppel from every association the declaration names, not only the property owners’ association.
The club’s written status for the lot.
Required or not, current dues, any deposit, transfer terms and any balance owed. The developer’s 2026 closing-cost promotion excluded “club membership deposits,” so ask about deposits on a resale too.
The tax bill, flood record and insurance quote.
Look for county non-ad valorem lines, plus the flood zone and any elevation certificate. In Davis Reserve, get the CDD assessment from the district itself, because it may be billed directly.
On new construction, the full contract.
The developer says most builds take 9 to 12 months. Read what its incentives include and exclude.

How I’d price and sell a Citrus Hills home

Two same-size homes can carry very different monthly costs here, so my first comp filter is the village and its paperwork.

Comp inside the village first.
Then villages with the same club, association and CDD obligations, then the rest of Citrus Hills.
Price against the developer’s new homes.
The developer says new-home values begin in the $400s, and it runs its own incentives; its July 1 to August 31, 2026 offer paid buyers’ customary title closing costs on new-construction purchase agreements closed through Manatee Title, LLC. A resale competes with offers like that.
Hand buyers a monthly-cost sheet.
Association, club, any CDD assessment, taxes and insurance on one page, the way buyers already price The Villages amenity fee and bond.
Settle who pays what.
Club deposit or transfer charges, estoppel fees and CDD proration go in the contract. Then run the seller net sheet.

Out-of-state seller proof on this site

40140 Palm St: listed $299,999, sold $307,000.

Closed July 22, 2026 for an out-of-state seller. It is in Lady Lake, not Citrus Hills, so it is not a comp here. It shows the paperwork-first, remote process I’d run on a Citrus Hills listing. Read the case study.

Compare before you choose

Weighing Citrus Hills against The Villages®? Set this page beside the monthly cost to buy in The Villages. Kings Ridge in Clermont also pairs its associations with a required club membership, and On Top of the World and the Ocala 55+ comparison cover Marion County. For the rest of this county, start with the Citrus County guide, Inverness and Crystal River.

Questions people ask about Citrus Hills

Is the Villages of Citrus Hills part of The Villages?

No. It is a separate community in unincorporated Citrus County, developed by the Citrus Hills companies in Hernando. The District Government of The Villages lists its residential districts as Lady Lake/Lake County and Districts 1 through 16, and Citrus Hills is not among them.

Is Citrus Hills a 55+ community?

Parts of it. The developer says some villages are age-restricted and others are not, so the recorded declaration for the lot decides. Florida law requires 55+ housing to have a resident 55 or older in at least 80 percent of occupied units and to verify ages.

Is the Citrus Hills club membership mandatory?

Check the lot’s recorded documents. The developer says amenities come with a Social Membership and golf is optional. The Citrus County Chronicle reported in July 2025 that residents behind the gates, including Canterbury Lakes, must pay for amenity access, and that the fee goes to Citrus Hills, not the HOA.

Does Citrus Hills have a CDD?

Davis Reserve does. Citrus County created the Davis Reserve Community Development District by Ordinance No. 2025-01, established March 25, 2025. The Chronicle reported about $23 million of infrastructure to be paid by special assessments. Ask the district manager for the parcel’s current and planned assessments, and check the tax bill.

Is Citrus Hills in a flood zone?

Check the lot, not the brochure. The developer markets an elevation of more than 200 feet, but Citrus County says flooding can happen anywhere. Its GIS maps include a flood hazard layer for checking a property, and its Floodplain Management office provides flood zone determinations on request.

Sources

Checked October 12, 2026. Club terms, association dues and district assessments change, so I re-read the current documents and order estoppels and the club’s written status before any number goes in a listing or an offer.

Next step

Buying or selling in Citrus Hills?

Send the address. I’ll pull the village documents, the club status, the tax bill and the flood record for that lot and tell you straight what I’d list it at or offer.

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Mo Mufti, REALTOR® · LPT Realty, LLC · 352-298-8602 · [email protected]

Citrus Hills: check the village, the club and the tax bill before you buy.