Anabelle Island

Community Development District

Approved Budget
FY2026

Presented by:

Table of Contents

1-2

3-5

6

7

	General Fund

	Narratives

	Debt Service Fund Series 2022

	Amortization Schedule Series 2022

8		Assessment Schedule

Anabelle Island
Community Development District
Approved Budget General Fund

Adopted	Actuals Thru	Projected Next Projected Thru	Approved Budget				Budget	
Description	FY 2025	4/30/25		5 Months		9/30/25	FY 2026	

REVENUES:						
Special Assessments	$	245,906	$	246,299	$	-	$	246,299	$	277,488	
Developer Contribution	162,643	-	115,103	118,877	150,832	
Interest income	-	295	150	445	500	
TOTAL REVENUES	$	408,550	$	246,594	$	115,253	$	365,621	$	428,820	

EXPENDITURES:						
Administrative						
Supervisors Fees	$	6,000	$	1,400	$	1,000	$	2,400	$	6,000	
FICA Taxes	454	107	77	184	454	
Engineering	5,000	-	2,500	2,500	5,000	
Attorney	15,000	20,579	14,421	35,000	35,000	
Arbitrage Rebate	700	-	700	700	700	
Assessment Roll Administration	5,618	5,618	-	5,618	5,899	
Dissemination Agent	3,933	2,294	1,638	3,933	4,129	
Annual Audit	5,700	5,700	-	5,700	5,800	
Trustee Fees	6,500	5,116	-	5,116	5,200	
Management Fees	53,090	30,969	22,121	53,090	55,745	
Website Maintenance	1,200	700	500	1,200	1,260	
Information Technology	1,800	1,050	750	1,800	1,890	
Telephone	300	70	230	300	300	
Postage	500	86	200	286	500	
Insurance General Liability	6,149	4,166	-	4,166	6,729	
Printing	500	105	395	500	500	
Legal Advertising	2,500	230	1,500	1,730	2,500	
Other Current Charges	700	288	412	700	700	
Office Supplies	100	1	99	100	100	
Dues, Licenses & Subscriptions	175	175	-	175	175	
TOTAL ADMINISTRATIVE	$	115,918	$	78,654	$	46,543	$	125,197	$	138,580	

Operations & Maintenance						
Ground Maintenance						
Electric	$	1,500	$	1,799	$	1,201	$	3,000	$	3,000	
Reclaimed Water	23,000	6,665	5,000	11,665	18,000	
Repairs & Maintenance	5,000	2,911	2,089	5,000	5,000	
Field Operations Management	-	4,375	3,125	7,500	15,000	
Landscape - Contract	118,520	58,568	41,835	100,403	118,520	
Landscape - Contingency	20,000	5,321	10,000	15,321	10,000	
Lake Maintenance	11,040	6,440	4,600	11,040	11,040	
Irrigation Repairs	10,000	6,827	3,173	10,000	10,000	
TOTAL GROUND MAINTENANCE	$	189,060	$	92,906	$	71,023	$	163,929	$	190,560	

Anabelle Island
Community Development District
Approved Budget General Fund

Adopted	Actuals Thru	Projected Next Projected Thru	Approved Budget				Budget	
Description	FY 2025	4/30/25		5 Months		9/30/25	FY 2026	

Amenity Center						
Insurance	$	4,571	$	5,981	$	-	$	5,981	$	11,840	
Internet	2,000	-	1,500	1,500	1,000	
Electric	16,000	4,905	3,500	8,405	9,000	
Water & Sewer/Irrigation	15,000	2,241	2,000	4,241	7,500	
Refuse Service	1,000	583	417	1,000	2,000	
Access Cards	2,500	-	2,500	2,500	2,000	
Janitorial Maintenance	14,000	7,000	5,000	12,000	12,840	
Janitorial Supplies	4,000	-	4,000	4,000	4,000	
Pool Maintenance	15,000	8,750	6,250	15,000	16,050	
Pool Chemicals	10,000	5,833	4,167	10,000	10,700	
Pool Permit	500	-	500	500	500	
Facility Maintenance	7,500	2,367	2,500	4,867	7,500	
Repairs & Maintenance	10,000	-	5,000	5,000	10,000	
Special Events	-	-	-	-	2,000	
Holiday Decorations	-	-	-	-	1,000	
Office Supplies	200	-	200	200	200	
ASCAP/BMI License Fees	500	-	500	500	-	
Pest Control	800	380	420	800	1,550	
TOTAL AMENITY CENTER	$	103,571	$	38,041	$	38,453	$	76,494	$	99,680	
						
TOTAL EXPENDITURES	$	408,550	$	209,601	$	156,020	$	365,621	$	428,820	

Other Sources/(Uses)						
Interlocal Transfer In/(Out)	$	-	$	-	$	-	$	-	$	-	
TOTAL OTHER SOURCES/(USES)	$	-	$	-	$	-	$	-	$	-	
						
EXCESS REVENUES (EXPENDITURES)	$	(0)	$	36,993	$	(40,766)	$	0	$	-	

Anabelle Island
Community Development District
Budget Narrative Fiscal Year 2026

REVENUES

Special Assessments
The District will levy a Non-Ad Valorem assessment on all sold and platted parcels within the District in order to pay for the operating expenditures during the Fiscal Year. The assessments will be collected by the Clay County Tax Collectors Office.

Developer Contribution
The District will collect from Developer for unplated lot of the district.

Interest
The District earns interest on the monthly average collected balance for each of their investment accounts.

Expenditures - Administrative

Supervisors Fees
Chapter 190, The Florida Statutes, allows each Board member to receive $200 per meeting not to exceed $4,800 per year per supervisor for the time devoted to District business and meetings.

FICA Taxes
Represents the Employer’s share of Social Security and Medicare taxes withheld from the Board of Supervisors checks.
Engineering
The District will be providing general engineering services to the District, e.g., attendance and preparation for monthly board meetings, review invoices, etc.

Attorney
The District’s legal counsel, Kilinski Van Wyk, PLLC will be providing general legal services to the District, i.e. attendance and preparation for monthly meetings, review operating & maintenance contracts, etc.
Arbitrage Rebate
The District is required to annually have an arbitrage rebate calculation on the District’s Series Special Assessment Revenue Bonds.
Assessment Roll Administration
The District has contracted with Governmental Management Services, LLC for the certification and collection of the District’s annual maintenance and debt service assessments. Assessments on platted lots are collected by agreement with Clay County while unplatted assessments maybe collected directly by District and/or by County Tax Collector.
Dissemination Agent
The District has contracted with GMS, LLC to act as the Dissemination Agent for the District to prepare the Annual Disclosure Report required by the Security and Exchange Commission in order to comply with Rule 15(c)(2)-12(b)(5), which relates to additional reporting requirements for un-rated bond issues.
Annual Audit
The District is required to conduct an annual audit of its financial records by an Independent Certified Public Accounting Firm Grau and Associates. The budgeted amount for the fiscal year is based on contracted fees from the previous year engagement plus anticipated increase.
Trustee Fees
The District bonds will be held and administered by a US Bank Trustee. This represents the trustee annual fee.
Management Fees
The District receives Management, Accounting and Administrative services as part of a Management Agreement with Governmental Management Services, LLC. The budgeted amount for the fiscal year is based on the contracted fees outlined in Exhibit "A" of the Management Agreement.
Information Technology
Represents costs related to the District’s information systems, which include but are not limited to video conferencing services, cloud storage services and servers, security, accounting software, etc.
Website Maintenance
Represents the costs associated with monitoring and maintaining the District’s website created in accordance with Chapter 189, Florida Statutes. These services include site performance assessments, security and firewall maintenance, updates, document uploads, hosting and domain renewals, website backups, etc.

Telephone
New internet and Wi-Fi service for Office.
Postage and Delivery
Actual postage and/or freight used for District mailings including agenda packages, vendor checks, budgest, audit reports and other correspondence.

Anabelle Island
Community Development District
Budget Narrative Fiscal Year 2026

Expenditures - Administrative (continued)

Insurance General Liability
The District's General Liability & Public Officials Liability Insurance policy is with a qualified entity that specializes in providing insurance coverage to governmental agencies. The amount budgeted represents the estimated premium.
Printing
Copies used in the preparation of agenda packages, required mailings, and other special projects.
Legal Advertising
The District is required to advertise various notices for monthly Board meetings and other public hearings in a newspaper of general circulation.
Other Current Charges
This includes monthly bank charges and any other miscellaneous expenses that incur during the year.
Office Supplies
Supplies used in the preparation and binding of agenda packages, required mailings, and other special projects.
Due, Licenses & Subscriptions
The District is required to pay an annual fee to the Florida Department of Commerce for $175.

Expenditures – Ground Maintenance

Electric
Clay Electric provides for electric services for the District. The cost of electric associated with the folowing accounts:
Location	Meter #	Monthly	Annual	
2504 Block island Prkw	9259178	$	120  $	1,440	
2942 Windsor Lakes Way	9259179	95	1,140	
Contingency			420	
	Total	$	215  $	3,000	

Reclaimed Water
Cost of reclaimed irrigation service from Clay County Utility Authority used by the district. The District has the following meters:
Location	Meter #	Monthly	Annual	
2719 Windsor Lake	A00052464	$	80	$	960	
2946 Windsor Lakes Way	A00052466	355	4,260	
2750 Windsor Lakes Way	A00052463	120	1,440	
2997 Monroe Lakes Terrace	A00059121	150	1,800	
2523 Block Island Parkway	A00059123	650	7,800	
2371 Dallas Creek Lane	A00061593	100	1,200	
Contingency			540	
	Total	$	1,455	$	18,000	
Repairs & Maintenance
Any costs related to miscellaneous repairs and maintenance that occur during the fiscal year.
Field Operations Management
The District is contracted with Governmental Management Services, LLC to provide onsite field management of contracts for District Services such as landscape and lake maintenance. Services to include weekly site inspections, meetings with contractors, monitoring of utility accounts, attend Board meetings and receive and respond to property owner phone calls and emails.
Vendor	Description	Monthly	Annual

Landscape - Contract

GMS, LLC	Management Fees  $

1,250  $

15,000

The District is contracted with a United Land Services (ULS Operating, LLC) to maintain the common areas of the District, tree removals, tree trimmings, additional mulching and new projects and replacements.
Service	Monthly	Annual	
Phase IA	$	3,013	$	36,156	
Phase IB	4,173	50,076	
Amenity Center	1,184	14,208	
Mulch		18,080	
Total	$	8,370	$  118,520	

Anabelle Island
Community Development District
Budget Narrative Fiscal Year 2026

Expenditures – Ground Maintenance (continued)

Landscape - Contingency
Estimated costs for other landscape maintenance incurred by the District.
Lake Maintenance
The District is under contract with The Lake Doctors, Inc. for the maintenance of the 12 ponds at the District.
Irrigation Repairs
Estimated miscellaneous irrigation maintenance and repair costs.

Expenditures – Amenity Center

Insurance
The District's property Insurance policy is with Florida Insurance Alliance, FIA specializes in providing insurance coverage to governmental agencies. The amount budgeted represents the estimated premium for property insurance related to the Amenity Center.
Internet
Estimated costs for Internet in the Amenity Center.
Electric
Clay Electric provides for electric services for the District. The cost of electric associated with the folowing accounts:
Location	Meter #	Monthly	Annual	
2355 Dallas Creek Ln	9259177	$	720	$	8,640	
Contingency			360	
	Total		$	9,000	
Water & Sewer/Irrigation
Estimated costs for irrigation by the district for water, sewer and irrigation.
Location	Meter #	Monthly	Annual	
2355 Dallas Creek Ln Amenity Cntr	A00060740	$	450	$	5,400	
2355 Dallas Creek Irrigation	A00060741	150	1,800	
Contingency			300	
	Total	$	600	$	7,500	
Refuse Service
Estimated cost for refuse removal service.
Access Cards
Entry cards are issued to all CDD residents for facility access.
Janitorial Maintenance
Estimated costs for janitorial services for the Amenity Center.
Janitorial Supplies
Estimated costs for janitorial for janitorial supplies for Amenity Center.
Pool Maintenance
Estimated cost to maintain the Amenity swimming pools.
Pool Chemicals
The District will contract with local company to provide chemicals necessary for the maintenance of the Amenity Center swimming pool.
Pool Permit
Represents Permit Fees paid to the Department of Health for the swimming pool.
Facility Maintenance
The district has contracted with GMS LLC for the administration of maintenance contracts for swimming pools, landscapes, and lakes, as well as for reservation services for district facilities and maintenance of the recreation access system.

Repairs & Maintenance
Any costs related to miscellaneous repairs and maintenance that occur during the fiscal year.
Special Events
Represents estimated costs for the District to host special events for the community through the Fiscal Year.
Holiday Decorations
Represents estimated costs for the District to decorate the Amenity center for the holidays.
Office Supplies
Office supplies for the Amenity Center.
Pest Control
The district has contracted with Harvey Pest Management for monthly pest control services amd termites services.

Anabelle Island
Community Development District
Approved Budget
Debt Service Series 2022 Special Assessment Revenue Bonds

	Adopted Budget	Actuals Thru	Projected Next  Projected Thru	Approved Budget	
Description	FY 2025		4/30/25		5 Months			9/30/25	FY 2026	

REVENUES:									
Special Assessments	$	346,847	$	347,337	$	-	$	347,337	$	346,860	
Interest Earnings	2,000		9,439		1,000		10,439	2,000	
Carry Forward Surplus (1)	134,265		137,446		-		137,446	149,363	
TOTAL REVENUES	$	483,111	$	494,223	$	1,000	$	495,223	$	498,223	

EXPENDITURES:									
Interest Expense 11/1	$	107,930	$	107,930	$	-	$	107,930	$	106,175	
Interest Expense 5/1	107,930		-		107,930		107,930	106,175	
Principal Expense 5/1	130,000		-		130,000		130,000	135,000	
TOTAL EXPENDITURES	$	345,860	$	107,930	$	237,930	$	345,860	$	347,350	

Other Sources/(Uses)									
Interfund transfer In/(Out)	$	-	$	-	$	-	$	-	$	-	
TOTAL OTHER SOURCES/(USES)	$	-	$	-	$	-	$	-	$	-	
									
TOTAL EXPENDITURES	$	345,860	$	107,930	$	237,930	$	345,860	$	347,350	
									
EXCESS REVENUES (EXPENDITURES)	$	137,251	$	386,293	$	(236,930)	$	149,363	$	150,873	

(1) Carry Forward is Net of Reserve Requirement				
Interest Due 11/1/26	
$	104,353	

Anabelle Island
Community Development District
AMORTIZATION SCHEDULE
Debt Service Series 2022 Special Assessment Revenue Bonds

Period	Outstanding Balance	Coupons	Principal		Interest	Annual Debt Service	
							
11/01/25	5,810,000	2.700%			106,175		
05/01/26	5,810,000	2.700%	135,000		106,175	347,350.00	
11/01/26	5,675,000	2.700%			104,353		
05/01/27	5,675,000	2.700%	140,000		104,353	348,705.00	
11/01/27	5,535,000	2.700%			102,463		
05/01/28	5,535,000	3.100%	140,000		102,463	344,925.00	
11/01/28	5,395,000	3.100%			100,293		
05/01/29	5,395,000	3.100%	145,000		100,293	345,585.00	
11/01/29	5,250,000	3.100%			98,045		
05/01/30	5,250,000	3.100%	150,000		98,045	346,090.00	
11/01/30	5,100,000	3.100%			95,720		
05/01/31	5,100,000	3.100%	155,000		95,720	346,440.00	
11/01/31	4,945,000	3.100%			93,318		
05/01/32	4,945,000	3.100%	160,000		93,318	346,635.00	
11/01/32	4,785,000	3.100%			90,838		
05/01/33	4,785,000	3.500%	165,000		90,838	346,675.00	
11/01/33	4,620,000	3.500%			87,950		
05/01/34	4,620,000	3.500%	170,000		87,950	345,900.00	
11/01/34	4,450,000	3.500%			84,975		
05/01/35	4,450,000	3.500%	180,000		84,975	349,950.00	
11/01/35	4,270,000	3.500%			81,825		
05/01/36	4,270,000	3.500%	185,000		81,825	348,650.00	
11/01/36	4,085,000	3.500%			78,588		
05/01/37	4,085,000	3.500%	190,000		78,588	347,175.00	
11/01/37	3,895,000	3.500%			75,263		
05/01/38	3,895,000	3.500%	195,000		75,263	345,525.00	
11/01/38	3,700,000	3.500%			71,850		
05/01/39	3,700,000	3.500%	205,000		71,850	348,700.00	
11/01/39	3,495,000	3.500%			68,263		
05/01/40	3,495,000	3.500%	210,000		68,263	346,525.00	
11/01/40	3,285,000	3.500%			64,588		
05/01/41	3,285,000	3.500%	220,000		64,588	349,175.00	
11/01/41	3,065,000	3.500%			60,738		
05/01/42	3,065,000	3.500%	225,000		60,738	346,475.00	
11/01/42	2,840,000	3.500%			56,800		
05/01/43	2,840,000	4.000%	235,000		56,800	348,600.00	
11/01/43	2,605,000	4.000%			52,100		
05/01/44	2,605,000	4.000%	245,000		52,100	349,200.00	
11/01/44	2,360,000	4.000%			47,200		
05/01/45	2,360,000	4.000%	255,000		47,200	349,400.00	
11/01/45	2,105,000	4.000%			42,100		
05/01/46	2,105,000	4.000%	265,000		42,100	349,200.00	
11/01/46	1,840,000	4.000%			36,800		
05/01/47	1,840,000	4.000%	275,000		36,800	348,600.00	
11/01/47	1,565,000	4.000%			31,300		
05/01/48	1,565,000	4.000%	290,000		31,300	352,600.00	
11/01/48	1,275,000	4.000%			25,500		
05/01/49	1,275,000	4.000%	300,000		25,500	351,000.00	
11/01/49	975,000	4.000%			19,500		
05/01/50	975,000	4.000%	310,000		19,500	349,000.00	
11/01/50	665,000	4.000%			13,300		
05/01/51	665,000	4.000%	325,000		13,300	351,600.00	
11/01/51	340,000	4.000%			6,800		
05/01/52	340,000	4.000%	340,000		6,800	353,600.00	
Total		$	5,810,000	$	3,593,280	$	9,403,280	

Anabelle Island
Community Development District
Non-Ad Valorem Assessments Comparison 2025-2026

Neighborhood	O&M Units	Bonds 2022
Units	
Annual Maintenance Assessments	
Annual Debt Assessments	
	
FY 2026	
FY 2025	Increase/ (decrease)	
FY 2026	
FY 2025	Increase/ (decrease)	

SF - Tax Roll	

369	

369	

$800.00	

$800.00	

$0.00	

$1,000.00	

$1,000.00	

$0.00	

Gross Assessments			
$295,200.00	
$295,200.00	
$0.00	
$369,000.00	
$369,000.00	
$0.00	
Less: Discount	4.00%		$11,808.00	$11,808.00	$0.00	$14,760.00	$14,760.00	$0.00	
Less: Commission fees	2.00%		$5,904.00	$5,904.00	$0.00	$7,380.00	$7,380.00	$0.00	
Direct Bill - Unplatted			$0.00	$0.00	$0.00	$0.00	$0.00	$0.00	
Net Assessments	$277,488.00	$277,488.00	$0.00	$346,860.00	$346,860.00	$0.00	

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