Buying in Abacoa: HOA, POA and Improvement-District Costs Explained

Jupiter Inlet Lighthouse on a grassy hill with palm trees in Jupiter, Florida

By Jeremy Beckham, REALTOR®, SFR | NextHome Treasure Coast | Last updated: November 9, 2026

The short answer: Most Abacoa homes carry three recurring costs. You pay your neighborhood HOA. You pay the Abacoa Property Owners’ Assembly (POA), often collected through the HOA. Northern Palm Beach County Improvement District bills you on the county tax bill. Abacoa has no CDD. At closing, expect a two-month Assembly contribution and often a separate neighborhood contribution.

Abacoa’s fees confuse a lot of buyers, and I understand why. A listing usually shows one HOA number. In Abacoa that number is often only part of the cost.

Below I explain each layer, show what the official documents say, and list what to collect before you write an offer. Every number comes from the Assembly’s recorded Declaration, a neighborhood association’s own site, Northern’s budget, or the Town of Jupiter. Sources are at the bottom. For the neighborhoods themselves, start with my Abacoa guide and my Jupiter area guide.

Key takeaways

  • Abacoa has three cost layers. Your neighborhood or district association, the Abacoa Property Owners’ Assembly, and Northern Palm Beach County Improvement District (“Northern”).
  • Abacoa doesn’t have a CDD. The recorded Declaration names Northern, a political subdivision of the State of Florida, as the special district. Its charge is a non-ad valorem assessment on your Palm Beach County tax bill.
  • Northern’s residential rate for fiscal 2026/27 is $4,497.57 per assessable unit. That’s up from $4,220.01, and Northern multiplies it by a lot-specific factor. The only reliable number for a given home is its own tax bill.
  • Northern’s Abacoa bonds have set payoff dates. Unit 9A’s bonds mature August 1, 2027, and Unit 9B’s mature August 1, 2029.
  • Closing has its own charges. The Declaration requires a nonrefundable payment to the Assembly equal to two months of all assessments on the lot. Your neighborhood may charge its own as well. Martinique does.

What are the three layers of Abacoa fees?

Think of it as three bills that come from three places.

1. Your neighborhood or district association. Abacoa’s recorded Declaration requires each neighborhood or district to set up its own not-for-profit association, except the golf course property. That association handles the pool, clubhouse, landscaping and rules where you actually live. The Assembly’s neighborhood directory lists 20 entries, from Antigua at Town Center and Cambridge to Valencia and Windsor Park.

2. The Abacoa Property Owners’ Assembly. The Declaration calls the Assembly “the primary governing body” for the community, and every titleholder is a member. It levies general assessments from a budget its board adopts each year. Residential neighborhoods, residential districts and commercial and workplace properties share 97.9% of that budget. The golf course property pays 2.1%.

3. Northern Palm Beach County Improvement District. Northern handles stormwater, and in Abacoa it also maintains preserves, greenway trails, lakes and sidewalks. You don’t pay Northern through your HOA. Its charge appears in the non-ad valorem section of your Palm Beach County property tax bill.

Do neighborhood HOA dues include the Abacoa POA assessment?

Sometimes, and you have to ask. The Declaration makes each neighborhood or district association responsible for collecting Assembly assessments from its lots and paying them to the Assembly. It also lets the Assembly bill owners directly if it chooses.

In practice, your HOA statement may already include the Assembly’s share, or the Assembly may bill you separately. Before you compare two Abacoa homes, get each association’s current figure in writing and ask, “Does this include the Abacoa POA assessment?”

How much are HOA dues in an Abacoa neighborhood?

Dues vary by neighborhood and by home type, so I won’t quote an Abacoa-wide average. Martinique publishes its own numbers, and it makes a good example. Here are its 2026 quarterly dues, as posted by the association:

Martinique home type 2026 quarterly dues Annual (4 quarters)
2-story townhouse $1,016 $4,064
3-story townhouse $1,136 $4,544
Single-family home $1,218 $4,872
Custom home $1,475 $5,900
Custom lot $1,130 $4,520

Martinique says its dues cover common-area maintenance (clubhouse, fitness center, pool, pavilion and tot lot), landscaping, irrigation, Hotwire bulk cable and internet, and professional management. It lists 456 homes and lots. Fitness center access is a separate $65 per calendar year.

Other neighborhoods will have different numbers and cover different things. Read the budget for the neighborhood you’re considering. See my Martinique guide for more on that community.

What is the Northern Palm Beach County Improvement District charge?

Northern is a political subdivision of the State of Florida. It splits its territory into “units of development,” and each unit has its own budget and plan of improvements. Abacoa sits in Units 9A (Abacoa I) and 9B (Abacoa II), and the Declaration also names Units 9 and 28. Because the units overlap, Northern publishes one combined rate for them.

From Northern’s fiscal 2026/27 budget (FY ending September 30, 2027), here’s the combined residential rate for Units 9, 9A and 9B:

Northern rate, Units 9/9A/9B, residential Debt Maintenance Total
2026/27 $2,094.91 $2,402.66 $4,497.57
2025/26 $2,445.02 $1,774.99 $4,220.01
Change ($350.11) $627.67 $277.56 (7%)

This is not a per-home charge. Northern multiplies that rate by a factor for each lot. The factor adds the lot’s actual acreage to its prorated share of the tax-exempt land created by the same plat, such as roads, common areas and recreation facilities. Two similar homes can carry different Northern charges depending on how their plat was drawn.

For a hypothetical lot with a factor of 0.10, the 2026/27 charge would be about $449.76. Your lot’s real factor is on the tax bill.

Here’s what Northern says it maintains in Abacoa. In Unit 9A there are 48 aerators, greenway trails, preserves, lakes and marshes, four observation decks and sidewalks. In Unit 9B there are 20 aerators, greenway trails, preserves, lakes and sidewalks. The 2026/27 capital list includes $687,000 for potential lake-liner repairs in 9A, plus repairs to dry-detention bridges in 9B.

When do Abacoa’s Northern bonds pay off?

This matters if you plan to stay a while. Northern’s budget lists the debt outstanding as of September 30, 2026:

Unit Bonds Outstanding Final maturity
9A, Abacoa I Series 2013 refunding bonds $2,749,478 August 1, 2027
9B, Abacoa II Series 2015 refunding bonds $3,735,000 August 1, 2029

As the bonds retire, the debt part of the rate should eventually shrink. But don’t expect the bill to drop just because the debt does. For 2026/27, the debt portion went down $350.11 and maintenance went up $627.67, so the total rose. Northern says it keeps at least 25% of each unit’s maintenance budget in reserves and plans capital needs five years out. Budget for the full current bill, and treat any later decrease as a bonus.

What will you pay at closing in Abacoa?

Here are the Abacoa-specific items I plan for on every purchase:

  • Assembly contribution. Under Section 2.6(d) of the Declaration, each buyer who closes on a lot with a home pays the Assembly two months of all assessments on that lot. That includes General Assessments and any Local Assessments. It’s nonrefundable, it isn’t a prepayment, and it applies on resales.
  • Neighborhood contribution. Many neighborhoods charge their own. Martinique’s is two months of HOA dues, which works out to $812 on a single-family home at 2026 rates.
  • Estoppel certificates. Each association issues an estoppel showing what’s owed. The Assembly’s estoppel form from its management company lists $250 for standard service (10 business days) and $350 for priority service (3 business days). Check the current fee when you order it. Your contract decides who pays.
  • Association approval. Martinique, for example, wants sale and lease applications 30 days before closing. Build that into your timeline.

How do Jupiter taxes fit on top?

Abacoa is inside the Town of Jupiter. For 2026-27, the town’s adopted millage is 3.5886, made up of 2.3894 for the general fund and capital improvements plus 1.1992 for a new fire fund. The town says its rate is about 13% of a typical Jupiter resident’s tax bill. The rest goes to Palm Beach County, the school district and special districts.

The fire line is new this year. Jupiter Fire Rescue was scheduled to take over from Palm Beach County Fire Rescue on October 1, 2026. The town says the county’s “Jupiter Fire/Rescue” line comes off the bill, and that a new non-ad valorem fire assessment was under consideration. Check your November 2026 bill to see whether it appears. A seller’s older tax bill won’t show these changes.

Palm Beach County tax bills go out around November 1. Paying in November gets a 4% discount, and that discount applies to Northern’s assessment too. For how Amendment 3 affects Palm Beach County owners, see Palm Beach County property taxes after Amendment 3.

What should you collect before making an offer in Abacoa?

Here’s my working list:

  1. The neighborhood association’s current budget and dues. Ask whether they include the Abacoa POA assessment.
  2. The Assembly’s current assessment for that neighborhood, if it’s billed separately.
  3. The seller’s most recent tax bill. Find the Northern line in the non-ad valorem section.
  4. Any special assessments, approved or under discussion, at either association.
  5. Leasing and resale rules. Martinique, for example, allows a lease only once in any 12-month period.
  6. The capital contribution amounts for both the Assembly and the neighborhood.
  7. The flood zone and an insurance quote, just like any Palm Beach County home.

Put those together and you have a real monthly number. The listing’s HOA figure alone won’t give you that. If this is your first Florida purchase, my Florida home buyer’s guide covers the rest of the process.

Is Abacoa worth the extra layers?

That’s your call. Here’s what the fees pay for. Abacoa has a Town Center, greenway trails and preserves, a public golf course and a spring training stadium. In Martinique, the neighborhood dues add a clubhouse, pool and fitness center. I’d rather you see the full cost up front and decide with real numbers.

I’ve been in real estate for 17 years, and Abacoa is one of the Jupiter communities where reading the documents pays off most. If you’re looking at a specific Abacoa home or trying to compare neighborhoods, call or text me at 772.475.5371. I’ll pull the association numbers and the tax bill and put the full monthly cost side by side for each home you’re considering.

Frequently asked questions

Does Abacoa have a CDD?

No. Abacoa’s recorded Declaration names the Northern Palm Beach County Improvement District, a political subdivision of the State of Florida, as the special district for the community. Northern bills its assessment on the Palm Beach County tax bill as a non-ad valorem charge.

What is the Abacoa POA?

It’s the Abacoa Property Owners’ Assembly, the master association the Declaration calls “the primary governing body” for Abacoa. Every titleholder is a member. Its office number is 561-624-7788.

Are Abacoa POA dues included in my HOA dues?

Often, but confirm it. The Declaration makes each neighborhood association responsible for collecting Assembly assessments and paying them to the Assembly. The Assembly can also bill owners directly. Ask each association for its current figure in writing.

How is the Northern assessment calculated for my home?

Northern multiplies a per-unit rate by a factor for your lot. The factor is your lot’s acreage plus its share of tax-exempt land on the same plat, like roads and common areas. For 2026/27, the residential rate for Units 9, 9A and 9B is $4,497.57. Your tax bill shows your actual charge.

Will my Northern assessment drop when the bonds are paid off?

The debt portion should shrink as bonds retire. Unit 9A’s mature August 1, 2027, and Unit 9B’s mature August 1, 2029. The maintenance portion can still rise. In 2026/27, debt went down $350.11 while maintenance went up $627.67.

What does a buyer pay the Abacoa POA at closing?

The Declaration requires a nonrefundable contribution equal to two months of all assessments on the lot. It applies to resales. Your neighborhood association may charge its own contribution on top.

Who do I call with questions about Northern’s charge?

Northern Palm Beach County Improvement District is at 359 Hiatt Drive, Palm Beach Gardens, and its phone is (561) 624-7830. It posts its budgets at npbcid.org.

About the author: Jeremy Beckham is a REALTOR® and SFR with NextHome Treasure Coast, 414 S Colorado Ave, Stuart, FL 34994. He has 17 years of experience helping buyers and sellers from the Treasure Coast through Palm Beach County. Reach him at 772.475.5371 or [email protected].

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