Est. 2007; Located in Duval County, Florida

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


Beach Community Development District (“District”) is an independent special district, created pursuant to and existing under the provisions of Chapter 190, Florida Statutes, and established by the City of Jacksonville Council’s approval of Ordinance No. 2007-170-E on March 26, 2007. The District encompasses approximately 782.13 gross acres of land located entirely within the boundaries of the City of Jacksonville in Duval County, Florida. It is located east of Kernan Boulevard, south of Atlantic Boulevard, west of Hodges Boulevard, and north of Beach Boulevard.

This independent special district is a local unit of special government, created under Florida law, which has constructed and is responsible for the maintenance of certain improvements, infrastructure and facilities within the District. In accordance with applicable federal and state law, all District owned improvements, infrastructure and facilities are and shall remain open and accessible to the general public.

District Infrastructure and Property

The District issued its Series 2013 & 2015 Bonds (“Bonds”) to fund the construction and/or acquisition of improvements.


District Annual Budgets

The District will annually approve both a Series 2013 & 2015 Bond debt service budget and an Operations and Maintenance “O&M” budget. The Series 2013 &  2015 Bonds require level annual debt service and so the bond debt service budget will not vary substantially from year-to-year.


District annual Non-Ad Valorem Assessments

The District annually levies and collects from property owners within its boundaries both a bond debt service assessment and an O&M assessment, as authorized by Chapter 190, Florida Statutes. The bond debt service assessment helps amortize the District’s Series 2013 & 2015 Bonds. The O&M assessment funds the District’s annual O&M activities. Assessments for platted lots are collected on the Nassau County tax bill. Chapter 197, Florida Statutes, provides a mechanism pursuant to which such special assessments may be placed on the tax roll and collected by the local tax collector. The District has previously authorized the use of the Uniform Method by, among other things, entering into agreements with the Property Appraiser and Tax Collector of the County for that


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

Important Please Read:

The Special Board of Supervisors Meeting that has been scheduled to occur on Tuesday, July 6, 2021 at 1:00PM at 12788 Meritage Blvd, Jacksonville, FL 32246.

The Amenities will be open on May 20, 2020. Please see guidelines:

  • Amenity Facilities Covid Guidelines: PDF | RTF


Florida Law requires that the District publish an annual meeting schedule for the fiscal year one time in a newspaper of general circulation in Duval 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.

  • Stephen Kounoupas
    Stephen Kounoupas Seat 1

    Vice Chairman 

    2974 Savona CT,
    Jacksonville, FL 32246

    Term Expires: 11/2024

  • Andrew Hagan
    Andrew Hagan Seat 2

    Assistant Secretary

    2379 Beville Road,
    Daytona Beach, FL 32119

    Term Expires: 11/2022

  • Maria Tondi
    Maria Tondi Seat 3


    3069 Savona CT,
    Jacksonville, FL 32246

    Term Expires: 11/2024

  • Sheila S. Papelbon
    Sheila S. Papelbon Seat 4
    Assistant Secretary

    2929 Marmaris Drive

    Jacksonville, FL 32246

    Term Expires: 11/2022

  • Robert W. Renn
    Robert W. Renn Seat 5

    Assistant Secretary

    2854 Preveza Ct.
    Jacksonville, FL 32246

    Term Expires: 11/2022

PFM Group Consulting LLC.

pfm logoPFM 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, financials, monthly disbursements.
  • Review annual insurance policy to ensure District maintains proper insurance coverage.

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

Vivian Carvalho
District Manager

Vivian Carvalhov


General stock image of swimming pool


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 Board will first approve a proposed budget in the spring and will provide it to Duval 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 2019 Adopted Debt Service Budget (PDF) | (RTF)
  • Fiscal Year 2019 Adopted O&M Budget (PDF) | (RTF)
  • Fiscal Year 2020 Adopted Debt Service Budget (PDF | RTF)
  • Fiscal Year 2020 Adopted O&M Budget (PDF)| (RTF)
  • Fiscal Year 2020 Adopted Assessment Schedule (PDF) | (RTF)
  • Fiscal Year 2021 Proposed O&M Budget (PDF) | (RTF)
  • Fiscal Year 2021 Proposed Debt Service Budget (PDF) | (RTF)
  • Fiscal Year 2021 Adopted O&M Budget (PDF) | (RTF)
  • Fiscal Year 2021 Adopted DS Budget (PDF) | (RTF)
  • Fiscal Year 2022 Proposed O&M budget (PDF) | (RTF)
  • Fiscal Year 2022 Debt Service Budget (PDF) | (RTF)
  • Fiscal Year 2022 Adopted O&M Budget (PDF) | (RTF)
  • Fiscal Year 2022 Adopted Assessment Schedule (PDF) | (RTF)
  • Fiscal Year 2022 Adopted Debt Service Budget (PDF) | (RTF)
  • Fiscal Year 2021 Adopted Revised O&M Budget (PDF) | (RTF)

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

General stock image of city street

Audited Financial Statements:

As the District’s audited financial statements are prepared by an independent auditor, and accepted by the Board, we will post them on the website for your information. If you are interested in an audit for a previous fiscal year, please contact the District Office. For more information on audits, please visit


    • Fiscal Year 2018 Audit Report (PDF) | (RTF)
    • Fiscal Year 2019 Audit Report (PDF) | (RTF)
    • Fiscal Year 2020 Audit Report (PDF) | (RTF)

Additional District Documents:

    • Ordinance 2018-661-E Establishing the District (PDF) | (RTF)
    • Ordinance 2007-170-E, Establishing the District (PDF) | (RTF
    • Fiscal Year 2021 Assessment Schedule (PDF) | (RTF)
    • Community Update – January 2018 (PDF) | (RTF)
    • Rules of Procedure (PDF) | (RTF)
    • Fiscal Year 2021 Meeting Schedule (PDF) | (RTF)
    • Fiscal Year 2021 Workshop Meeting Schedule (PDF) | (RTF)
    • Covid-19 Guest Policy 9.1 (PDF) | (RTF)
    • Frequently Asked Questions FY 2021 (PDF) | (RTF)
    • Fiscal Year 2022 Meeting Schedule (PDF) | (RTF)
    • Fiscal Year 2022 Workshop Meeting Schedule (PDF) | (RTF)
    • Amenity Facilities Policies (PDF) | (RTF)

Fiscal Year 2022 Meeting Agendas:





1-3-2022 PDF | RTF


  • 02-07-2022


  • 04-11-2022


  • 06-06-2022



Fiscal Year 2021 Meeting Agendas:


  • 10-9-20 Meeting Cancelled
  • 10-23-20




  • 3-18-21 Workshop




  • 07-06-2021 Special Meeting
  • 07-06-2021 Updated Agenda
  •  7-8-21  Workshop
  • 7-08-21 Workshop Updated
  • 7-23-21
  • 7-23-2021 Updated Agenda


  • 09-01-2021 Agenda
  • 09-01-2021 Updated Agenda

Fiscal Year 2020 Meeting Agendas:


  • 10-11-19 Cancelled




contact info

Contact Info

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

Wesley Haber of Hopping Green & Sams, P.A.
119 South Monroe Street, Suite 300
Tallahassee, FL  32301

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

send us a message

Questions or concerns relating to CDD facilities and programs:
Vivian Carvalho, 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.

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