I recently attended the July 22, 2025, Cypress Bluff CDD meeting, which governs the E-Town community. With the 2026 budget now approved, I wanted to give residents a quick, clear breakdown of what to expect, how the budget impacts our wallets, and what improvements are coming.
And yes - it really does come down to about $8 a month, or the price of a Starbucks coffee. Here’s why that’s a smart investment in our community’s future.
Key Takeaway #1: Mild Increase, Long-Term Savings
The Operations & Maintenance assessment increased by 12.98%, from $745.01 to $841.74 per year, or $8.06/month. For Del Webb residents, it’s even less - just $1.94/month - since they don’t have access to E-Town’s amenities.
So, why the increase?
-
Inflation
-
Rising maintenance costs
-
Added security measures
-
Building up reserves to avoid larger future hikes
In short, this mild increase now helps us avoid massive assessments later. Case in point: resurfacing a community-sized pool can cost upwards of $400,000. If we don’t build reserves steadily, we risk one-time spikes that could raise our fees by $25–30/month or more overnight.
Key Takeaway #2: Security Patrols Are Coming
After repeated incidents at the pool this spring and early summer—including trespassing, vandalism, and property damage—the CDD added a $20,000 line item for security patrols. This is a new expense, but one that’s expected to protect the amenities and reduce long-term repair costs.
Residents rightly asked: “Why do we need security if we have electronic gates?”
The truth is, electronic gates don’t stop determined groups. The pool has been broken into more than 10 times recently. Security isn't just about locking the gates - it's about protecting the investments we’ve all paid for.
As a bonus, other budget line items went down to offset this increase:
-
Fitness Equipment Rentals dropped from $25,368 to $9,000 (saving $16,000)
-
Electric, Cable & Internet showed a $4,500 savings
Key Takeaway #3: Amenity Center & Maintenance Matters
The current Amenity Center budget increased 17%, mostly due to:
-
After-hours staffing to prevent misuse
-
Gate and pool area repairs
-
Upgrades to the fitness center
Some notable items:
-
Gate repairs cost $5,559—a normal but pricey fix from daily wear-and-tear
-
Pool resurfacing (marcite) was handled at no cost thanks to negotiations with Village Pools - an excellent win by the on-site management team
If vandalism continues, those repairs get more expensive. Proactive security and regular maintenance protect us from those bigger hits.
Meeting Schedule Changes
Starting this fall, meetings are now scheduled for 1:00 PM on the 4th Tuesday of each month. Note: November and December meetings will move to earlier Tuesdays due to the holidays.
Bonus: Reserve Fund Doubled
The amenity reserve contribution doubled from $55,000 to $100,000/year.
Why? Because the community is aging. Development started in 2019 - six years ago - and major systems like the pool, gym equipment, and rooftops will soon need repair or replacement. The boosted reserve helps us prepare without future financial shocks.
Final Thoughts
For less than the cost of a coffee, we’re getting a cleaner, safer, better-maintained community with more flexibility and transparency in how funds are used.
Want to stay informed on Cypress Bluff and E-Town? Subscribe to my YouTube channel and newsletter, drop me a comment, or message me directly. I attend most CDD meetings so you don’t have to - but you’re always welcome to join, be sure to say hello!
👉 Cypress Bluff CDD official site for budgets and minutes
