KEYS COVE COMMUNITY DEVELOPMENT
DISTRICT

MIAMI-DADE COUNTY SPECIAL BOARD MEETING JULY 29, 2026
5:00 P.M.

Special District Services, Inc. 8785 SW 165th Avenue, Suite 200
Miami, FL 33193
www.keyscovecdd.org 786.347.2711 Telephone 877.SDS.4922 Toll Free 561.630.4923 Facsimile

AGENDA
KEYS COVE COMMUNITY DEVELOPMENT DISTRICT
Keys Cove Community Clubhouse 1455 SE 27th Street
Homestead, Florida 33035 SPECIAL BOARD MEETING July 29, 2026
5:00 p.m.

Call to Order
Proof of Publication	Page 1
Establish Quorum
Resignation of Supervisor Clarence McNish holding Seat No. 4
Consider Appointment to Vacancy(s)
Election of Officers
Chairman
Vice Chairman
Secretary/Treasurer
Assistant Secretaries
Additions or Deletions to Agenda
Comments from the Public
Approval of Minutes
1.  October 22, 2025 Regular Board Meeting Minutes	Page 3
New Business
Consider Resolution No. 2026-01 – Approving a Proposed Budget for FY 2026/2027	Page 7
Consider Approval of Billing Cochran Rate Adjustment Request	Page 14
Consider Approval of Stormwater Drainage System Maintenance, 5-year Certification, Phase 1, Location Map and Raptor Vac Systems Proposal	Page 16
Old Business
Administrative Matters
Financial Report	Page 19
Announce the Qualified Elector (Registered Voter) Certification	Page 23
Miami-Dade County Supervisor of Elections 2026 Qualified Candidate Website Results
Reminder of Required Annual Four [4] Hours of Ethics Training
District Counsel Report
1.  Legislative Update	Page 24
Additional Board Member/Staff Comments
Adjourn

McClatchy

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AFFIDAVIT OF PUBLICATION

Account#	Order Number	Identification	Order PO	Cols	Depth	
57883	IPL0356432	Legal Ad - IPL0356432		1.0	66.0L	

ATTENTION: Keys Cove Community Development District IP 2501A Burns Road
Palm Beach Gardens, FL 33410 larcher@sdsinc.org

PUBLISHED DAILY MIAMI-DADE-FLORIDA

STATE OF FLORIDA COUNTY OF MIAMI-DADE

Notice of Special Board Meeting of the
Keys Cove Community Development District
The Board of Supervisors of the Keys Cove Community Development Dis-trict (the "District") will hold a Special Board Meeting ("Meeting") on July 29, 2026, at 5:00 p.m. in the Keys Cove Community Clubhouse Meeting Room Area located at 1455 SE 27th Street, Homestead, Florida 33035.
The purpose of the Special Board Meeting is for the Board to consider a Fiscal Year 2026/2027 Proposed Budget and any other business which may properly come before it. A copy of the Agenda may be obtained from the District's website (www.keyscov-ecdd.org) or at the offices of the District Manager, 2501A Bums Road, Palm Beach Gardens, Florida 33410, during normal business hours. The meeting is open to the public and will be conducted in accordance with the provisions of Florida law for commu-nity development districts. Meetings may be continued as found necessary to a time and place specified on the record.
There may be occasions when one
or two Supervisors will participate by telephone; therefore, a speaker tele-phone will be present at the meeting location so that Supervisors may be fully informed of the discussions tak-ing place.
In accordance with the provisions of the Americans with Disabilities Act, any person requiring special ac-commodations or an interpreter to participate at this meeting should contact the District Manager at (786) 347-2711 Ext 2011 and/or toll free at 1-877-737-4922, at least seven (7) days prior to the date of the meeting. If any person decides to appeal any decision made with respect to any matter considered at this Special Board Meeting, such person will need a record of the proceedings and such person may need to ensure that a verbatim record of the proceedings is made at their own expense and which record includes the testimony and ev-idence on which the appeal is based. Meetings may be cancelled from time to time without advertised notice.
Keys Cove Community
Development District www.keyscovecdd.org PUBLISH:
MIAMI HERALD 07 /20/26
IPL0356432 Jul 20 2026

Before the undersigned authority personally appeared, the under-signed, who on oath says that he/she is Custodian of Records of The The Miami Herald, a newspaper published in Miami Dade County, Flor-ida, that the attached was published on the publicly accessible website of The Miami Herald or by print In the issues and dates listed below.

Affiant further Says that the said Miami Herald website or newspaper complies with all legal requirements for publication in chapter 50, Florida Statutes.

1.0 insertion(s) published on:
07/20/26 Print

Print Tearsheet Link

Marketplace Link

Amanda Rodela

Amanda Rodela

Julie A Ambry

Sworn to and subscribed before
me on	Jul 20, 2026, 10:05 AM EDT

Online Notary Public. This notarial act involved the use of online audio/video communication technology. Notarization facilitated by SIGNiX•
Page 1

Notice of Special Board Meeting of the
Keys Cove Community Development District
The Board of Supervisors of the Keys Cove Community Development Dis-trict (the "District") will hold a Special Board Meeting ("Meeting") on July 29, 2026, at 5:00 p.m. in the Keys Cove Community Clubhouse Meeting Room Area located at 1455 SE 27th Street, Homestead, Florida 33035.
The purpose of the Special Board Meeting is for the Board to consider a Fiscal Year 2026/2027 Proposed Budget and any other business which may properly come before it. A copy of the Agenda may be obtained from the District's website (www.keyscov-ecdd.org) or at the offices of the District Manager, 2501A Burns Road, Palm Beach Gardens, Florida 33410, during normal business hours. The meeting is open to the public and will be conducted in accordance with the provisions of Florida law for commu-nity development districts. Meetings may be continued as found necessary to a time and place specified on the record.
There may be occasions when one
or two Supervisors will participate by telephone; therefore, a speaker tele-phone will be present at the meeting location so that Supervisors may be fully informed of the discussions tak-ing place.
In accordance with the provisions of the Americans with Disabilities Act, any person requiring special ac-commodations or an interpreter to participate at this meeting should contact the District Manager at (786) 347-2711 Ext 2011 and/or toll free at 1-877-737-4922, at least seven (7) days prior to the date of the meeting. If any person decides to appeal any decision made with respect to any matter considered at this Special Board Meeting, such person will need a record of the proceedings and such person may need to ensure that a verbatim record of the proceedings is made at their own expense and which record includes the testimony and ev-idence on which the appeal is based. Meetings may be cancelled from time to time without advertised notice.
Keys Cove Community Development District www.keyscovecdd.org PUBLISH:
MIAMI HERALD 07 /20/26
IPL0356432 Jul 20 2026

KEYS COVE COMMUNITY DEVELOPMENT DISTRICT REGULAR BOARD MEETING
OCTOBER 22, 2025

CALL TO ORDER

The October 22, 2025, Regular Board Meeting of the Keys Cove Community Development District (the “District”) was called to order at 5:00 p.m. in the Keys Cove Community Clubhouse located at 1455 SE 27th Street, Homestead, Florida 33035.

PROOF OF PUBLICATION

Proof of publication was presented that notice of the Regular Board Meeting had been published in the Miami Herald on October 13, 2025, as part of the District’s Fiscal Year 2025/2026 Regular Meeting Schedule, as legally required.

ESTABLISH A QUORUM

It was determined that the attendance of Chairman Carlos Cabezas and Supervisors Jeffrey Louis and Alex Allende constituted a quorum and it was in order to proceed with the meeting.

Staff in attendance included: District Manager Gloria Perez of Special District Services, Inc.; and General Counsel Ginger Wald of Billing, Cochran, Lyles, Mauro & Ramsey, P.A.

CONSIDER BOARD RESIGNATION

Mrs. Perez advised the Board that she received a letter of resignation from Kenneth Dwayne Bryant and presented the same in the meeting materials; noting the effective date of resignation would be the date on the letter of October 1, 2025.

A MOTION was made by Supervisor Louis, seconded by Supervisor Allende and unanimously passed accepting Kenneth Dwayne Bryant’s resignation from Seat No. 5, effective October 1, 2025, and simultaneously declaring a vacancy in Seat No. 5.

ELECTION OF OFFICERS

Mrs. Perez stated that it would now be in order to elect Officers of the District. She noted the roles of Armando Silva and Nancy Nguyen as Assistant Secretaries and herself as Secretary/Treasurer and further stated that nominations would be in order for Chairperson and Vice-Chair with the remaining Supervisors being designated as Assistant Secretaries.

A brief discussion ensued and the following slate of officers was nominated:
Chairperson – Carlos Cabezas
Vice Chairperson – Alex J. Allende
Assistant Secretary – Jeffery Louis
Assistant Secretary – Clarence McNish
Secretary/Treasurer – Gloria Perez
Assistant Secretaries – Armando Silva and Nancy Nguyen (District Managers with Special
District Services, Inc., in Mrs. Perez’s absence)

Page 1 of 4

A MOTION was made by Supervisor Louis, seconded by Supervisor Cabezas and unanimously passed electing the above slate of Officers, as nominated.

ADDITIONS OR DELETIONS TO AGENDA

There were no additions or deletions to the agenda.

COMMENTS FROM THE PUBLIC FOR ITEMS NOT ON THE AGENDA

There were no comments from the public for items not on the agenda.

APPROVAL OF MINUTES
1. May 28, 2025, Public Hearing & Regular Board Meeting

The minutes of the May 28, 2025, Public Hearing & Regular Board Meeting were presented, and the Board was asked if they had any comments or corrections.

There being no corrections, a MOTION was made by Supervisor Louis, seconded by Supervisor Allende and unanimously passed approving the minutes of the May 29, 2025, Public Hearing & Regular Board Meeting, as presented.

NEW BUSINESS
Consider Resolution No. 2025-05 - Adopting a Fiscal Year 2024/2025 Amended Budget

Mrs. Perez presented Resolution No. 2025-05, entitled:

RESOLUTION NO. 2025-05

A RESOLUTION OF THE BOARD OF SUPERVISORS OF THE KEYS COVE COMMUNITY DEVELOPMENT DISTRICT AUTHORIZING AND ADOPTING AN AMENDED FINAL FISCAL YEAR 2024/2025 BUDGET (“AMENDED BUDGET”), PURSUANT TO CHAPTER 189, FLORIDA STATUTES; AND PROVIDING AN EFFECTIVE DATE.

Mrs. Perez explained, as done every year for administrative and statutory requirements, within 60 days of any given fiscal year end, the Board adopts a revised/amended budget for said year. The fiscal year ended on September 30, 2025. This is the reason it is administrative in nature (past year’s budget for past year’s expenses) and will serve as the Board’s final approval/ratification of the District’s expenditures for the past fiscal year.

A MOTION was made by Supervisor Louis, seconded by Supervisor Allende and unanimously passed adopting Resolution No. 2025-05, adopting a Fiscal Year 2024/2025 Amended Budget, as presented.

Consider Resolution No. 2025-06 – Consider Interlocal Access Agreement for Local Government Publication of Legal Advertisements and Public Notices on County Designated Website and Authorizing Signatories
Mrs. Perez presented Resolution No. 2025-06, entitled:

Page 2 of 4

RESOLUTION 2025–06

A RESOLUTION OF THE KEYS COVE COMMUNITY DEVELOPMENT DISTRICT (THE "DISTRICT") RELATING TO THE INTERLOCAL ACCESS AGREEMENT FOR LOCAL GOVERNMENT PUBLICATION OF LEGAL ADVERTISEMENTS AND PUBLIC NOTICES ON COUNTY DESIGNATED WEBSITE; APPROVING SAME; PROVIDING FOR AUTHORIZED SIGNATORIES; AND PROVIDING FOR AN EFFECTIVE DATE

Mrs. Perez presented the Miami-Dade County Advertisement Interlocal Agreement and explained that the District is required to publish legal ads and the costs associated with them. She further added that due to the closing of the Miami Daily Business Review, the District has had to advertise in the Miami Herald. Mrs. Perez advised that a standard publication costs with the Miami Herald well in excess of the cost typically paid in the past.

This higher cost prompted Special District Services’ management team to seek an alternative for publications. Mrs. Perez stated that her office had been in communication with the Miami-Dade County (the “County”) Communications and it was determined that advertising on the County’s website was an option to consider which complies with Florida Statutes. This resulted in the County Attorney’s review and authorization of the District entering into an Interlocal Agreement with Community Development Districts. This is a great accomplishment that will save the District considerably on publication costs and will cost the District an estimated $707 annually. The ILA has been reviewed by District Counsel and has been deemed acceptable. Miami-Dade County is now requesting that the Board allocate authorized signers therefore District Counsel has prepared the presented resolution for the Board’s consideration.

A MOTION was made by Supervisor Louis, seconded by Supervisor Allende and unanimously passed adopting Resolution No. 2025-06, as presented.

Consider Resolution No. 2025-07 – Goals & Objectives Annual Report

Mrs. Perez presented Resolution No. 2025-07, entitled:

RESOLUTION 2025-07

A RESOLUTION OF THE BOARD OF SUPERVISORS OF THE KEYS COVE COMMUNITY DEVELOPMENT DISTRICT ADOPTING AN ANNUAL REPORT OF GOALS, OBJECTIVES, AND PERFORMANCE MEASURES AND STANDARDS; PROVIDING A SEVERABILITY CLAUSE; AND PROVIDING AN EFFECTIVE DATE.

An overview of the Resolution Adopting Goals and Objectives was provided.

A MOTION was made by Supervisor Louis, seconded by Supervisor Allende and unanimously passed adopting Resolution No. 2025-07, as presented.

A brief discussion ensued followed by the following action.

Page 3 of 4

A MOTION was made by Supervisor Louis, seconded by Supervisor Allende and unanimously passed adopting the same Goals and Objectives presented as the Exhibit to Resolution No. 2025-07, for Fiscal Year 2025/2026

OLD BUSINESS
There were no Old Business items to come before the Board.

ADMINISTRATIVE MATTERS
1. Financial Update

Mrs. Perez presented the financials in the meeting book and briefly reviewed them with the Board, pointing out that available funds as of September 30, 2025, were $925,537.30.

A MOTION was made by Supervisor Louis, seconded by Supervisor Allende and passed unanimously ratifying and approving the financials, as presented.

DISTRICT COUNSEL REPORT
1. Legislative Update

Ms. Wald reviewed the 2025 Legislative Update Memorandum that was presented in the meeting material
and addressed the Board’s questions.

ADDITIONAL BOARD MEMBER/STAFF COMMENTS
1. Annual Ethics Requirement

Mrs. Perez reminded the Board that they are required to complete four (4) hours of ethics training annually and in order to comply with the 2025 Form 1, which is due by July 1, 2026, the hours must be completed no later than December 31, 2025. She further noted that links to two training sessions were available on the website.

Mrs. Perez advised the Board of observations that had been made by Field Operations Manager Galvis regarding damages to the pavement around the stormwater management system grates. The same was forwarded to the Association Manager and the District Engineer, noting that she had requested to have the engineer inspect the stormwater catch basin structures at those locations and to provide the Association Manager with specs to repair the damaged pavement.

ADJOURNMENT

There being no further business to come before the Board, a MOTION was made by Supervisor Cabezas, seconded by Supervisor Louis adjourning the Regular Board Meeting at 5:18 p.m. The MOTION carried unanimously.

ATTESTED BY:

Secretary/Assistant Secretary	Chairman/Vice-Chair

Page 4 of 4

RESOLUTION NO. 2026-01

A RESOLUTION OF THE BOARD OF SUPERVISORS OF THE KEYS COVE COMMUNITY DEVELOPMENT DISTRICT APPROVING A PROPOSED BUDGET FOR FISCAL YEAR 2026/2027; AND PROVIDING AN EFFECTIVE DATE.

WHEREAS, the Board of Supervisors (“Board”) of the Keys Cove Community Development District (“District”) is required by Chapter 190.008, Florida Statutes, to approve a Proposed Budget for each fiscal year; and,

WHEREAS, the District Manager prepared a Fiscal Year 2026/2027 Proposed Budget and submitted the Proposed Budget to the Board prior to June 15, 2026; and

WHEREAS, the Proposed Budget including the Assessments for Fiscal Year 2026/2027 previously prepared and is considered by the Board.

NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF SUPERVISORS OF THE KEYS COVE COMMUNITY DEVELOPMENT DISTRICT THAT:

Section 1.  The Proposed Budget including the Assessments for Fiscal Year 2026/2027 attached hereto as Exhibit “A” is approved and adopted.

Section 2.   A Public Hearing is hereby scheduled for September 29, 2026 at 5:00 p.m. in the Keys Cove Community Clubhouse, 1455 SE 27th Street, Homestead, Florida 33035, for the purpose of receiving public comments on the Proposed Fiscal Year 2026/2027 Budget.

PASSED, ADOPTED and EFFECTIVE this 29th day of July, 2026.

ATTEST:	KEYS COVE
COMMUNITY DEVELOPMENT DISTRICT

By:			By:		 Secretary/Assistant Secretary			Chairman/Vice Chairman

Keys Cove Community Development District

Proposed Budget For Fiscal Year 2026/2027
October 1, 2026 - September 30, 2027

CONTENTS

PROPOSED BUDGET

DETAILED PROPOSED BUDGET

DETAILED PROPOSED DEBT SERVICE FUND BUDGET

ASSESSMENT COMPARISON

PROPOSED BUDGET
KEYS COVE COMMUNITY DEVELOPMENT DISTRICT FISCAL YEAR 2026/2027
OCTOBER 1, 2026 - SEPTEMBER 30, 2027

REVENUES	
FISCAL YEAR 2026/2027
BUDGET	
ADMINISTRATIVE ASSESSMENTS	95,997	
MAINTENANCE ASSESSMENTS	249,468	
DEBT ASSESSMENTS	613,370	
OTHER REVENUES	0	
INTEREST INCOME	2,100	
		
TOTAL REVENUES	$	960,935	
		
EXPENDITURES		
MAINTENANCE EXPENDITURES		
MAINTENANCE CONTINGENCY	50,000	
STORM DRAINAGE MAINTENANCE	45,000	
ROADWAY RESURFACING PROJECT	85,000	
MAINTENANCE RESERVE	20,000	
FOUNTAIN MAINTENANCE/RESERVE	20,000	
HOLIDAY LIGHTING CONTRIBUTION	2,500	
ENGINEERING/INSPECTIONS	12,000	
LAKE RESTORATION PROJECT	0	
TOTAL MAINTENANCE EXPENDITURES	$	234,500	
		
ADMINISTRATIVE EXPENDITURES		
SUPERVISOR FEES	6,000	
EMPLOYER TAXES	480	
MANAGEMENT	37,032	
REIMBURSABLES (POSTAGE/OFFICE SUPPLIES)	900	
LEGAL	12,500	
ASSESSMENT ROLL	7,500	
AUDIT FEES	3,700	
ARBITRAGE REBATE FEE	650	
INSURANCE	11,000	
LEGAL ADVERTISING	2,650	
MISCELLANEOUS	2,900	
DUES & SUBSCRIPTIONS	175	
TRUSTEE FEES	4,500	
WEBSITE MANAGEMENT	2,000	
CONTINUING DISCLOSURE FEE	350	
		
TOTAL ADMINISTRATIVE EXPENDITURES	$	92,337	
		
TOTAL EXPENDITURES	$	326,837	
		
REVENUES LESS EXPENDITURES	$	634,098	
		
BOND PAYMENTS	(576,568)	
		
BALANCE	$	57,530	
		
COUNTY APPRAISER & TAX COLLECTOR FEE	(19,177)	
DISCOUNTS FOR EARLY PAYMENTS	(38,353)	
		
EXCESS/ (SHORTFALL)	$	-	
		
CARRYOVER FROM PRIOR YEAR	0	
		
NET EXCESS/ (SHORTFALL)	$	-	

DETAILED PROPOSED BUDGET
KEYS COVE COMMUNITY DEVELOPMENT DISTRICT FISCAL YEAR 2026/2027
OCTOBER 1, 2026 - SEPTEMBER 30, 2027

REVENUES	

FISCAL YEAR 2024/2025
ACTUAL	

FISCAL YEAR 2025/2026
BUDGET	

FISCAL YEAR 2026/2027
BUDGET	

COMMENTS	
ADMINISTRATIVE ASSESSMENTS	101,315	96,532	95,997	Expenditures Less Interest & Carryover (25%)/.94	
MAINTENANCE ASSESSMENTS	249,646	253,191	249,468	Expenditures Less Carryover (75%)/.94	
DEBT ASSESSMENTS	607,339	613,370	613,370	Bond Payments/.94	
OTHER REVENUES	0	0	0		
INTEREST INCOME	40,726	1,800	2,100	Interest Projected At $175 Per Month	
					
TOTAL REVENUES	$	999,026	$	964,893	$	960,935		
					
EXPENDITURES					
MAINTENANCE EXPENDITURES					
MAINTENANCE CONTINGENCY	0	53,500	50,000	Maintenance Contingency	
STORM DRAINAGE MAINTENANCE	0	35,000	45,000	For Storm Drainage Maintenance Reserve	
ROADWAY RESURFACING PROJECT	0	85,000	85,000	Fourteen Year Project (Eighth Year)	
MAINTENANCE RESERVE	0	25,000	20,000	$5,000 Decrease From 2025/2026 Budget	
FOUNTAIN MAINTENANCE/RESERVE	975	25,000	20,000	$5,000 Decrease From 2025/2026 Budget	
HOLIDAY LIGHTING CONTRIBUTION	0	2,500	2,500	No Change From 2025/2026 Budget	
ENGINEERING/INSPECTIONS	4,563	12,000	12,000	No Change From 2025/2026 Budget	
LAKE RESTORATION PROJECT	35,014	0	0	Reserve For Lake Restoration Project As Of 3/31/26 Is $262,295	
TOTAL MAINTENANCE EXPENDITURES	$	40,552	$	238,000	$	234,500		
					
ADMINISTRATIVE EXPENDITURES					
SUPERVISOR FEES	1,800	6,000	6,000	No Change From 2025/2026 Budget	
EMPLOYER TAXES	212	480	480	Projected At 8% Of Supervisor Fees	
MANAGEMENT	35,052	36,060	37,032	CPI Adjustment	
REIMBURSABLES (POSTAGE/OFFICE SUPPLIES)	343	975	900	$75 Decrease From 2025/2026 Budget	
LEGAL	8,708	13,500	12,500	FY 25/26 Expenditure Through Feb 2026 Was $3,128	
ASSESSMENT ROLL	7,500	7,500	7,500	No Change From 2025/2026 Budget	
AUDIT FEES	3,500	3,600	3,700	Accepted Amount For 2025/2026 Audit	
ARBITRAGE REBATE FEE	650	650	650	No Change From 2025/2026 Budget	
INSURANCE	8,609	11,500	11,000	Fiscal Year 2025/2026 Expenditure Was $9,280	
LEGAL ADVERTISING	2,002	2,750	2,650	$100 Decrease From 2025/2026 Budget	
MISCELLANEOUS	2,809	2,500	2,900	$400 Increase From 2024/2025 Budget	
DUES & SUBSCRIPTIONS	175	175	175	No Change From 2025/2026 Budget	
TRUSTEE FEES	4,246	4,500	4,500	No Change From 2025/2026 Budget	
WEBSITE MANAGEMENT	2,000	2,000	2,000	No Change From 2025/2026 Budget	
CONTINUING DISCLOSURE FEE	350	350	350	No Change From 2025/2026 Budget	
					
TOTAL ADMINISTRATIVE EXPENDITURES	$	77,956	$	92,540	$	92,337		
					
TOTAL EXPENDITURES	$	118,508	$	330,540	$	326,837		
					
REVENUES LESS EXPENDITURES	$	880,518	$	634,353	$	634,098		
					
BOND PAYMENTS	(582,210)	(576,568)	(576,568)	2027 Principal & Interest Payments	
					
BALANCE	$	298,308	$	57,785	$	57,530		
					
COUNTY APPRAISER & TAX COLLECTOR FEE	(9,265)	(19,261)	(19,177)	Two Percent Of Total Assessment Roll	
DISCOUNTS FOR EARLY PAYMENTS	(30,231)	(38,524)	(38,353)	Four Percent Of Total Assessment Roll	
					
EXCESS/ (SHORTFALL)	$	258,812	$	-	$	-		
					
CARRYOVER FROM PRIOR YEAR	0	0	0	Carryover Balance From Prior Year	
					
NET EXCESS/ (SHORTFALL)	$	258,812	$	-	$	-		

DETAILED PROPOSED DEBT SERVICE FUND BUDGET
KEYS COVE COMMUNITY DEVELOPMENT DISTRICT FISCAL YEAR 2025/2026
OCTOBER 1, 2025 - SEPTEMBER 30, 2026

REVENUES	FISCAL YEAR 2024/2025 ACTUAL	FISCAL YEAR 2025/2026 BUDGET	FISCAL YEAR 2026/2027 BUDGET	

COMMENTS	

Interest Income	
19,392	
1,500	
2,000	
Projected Interest For 2026/2027	

NAV Tax Collection	
582,210	
576,568	
576,568	
Yearly Maximum Debt Assessment	

Total Revenues	
$	601,602	
$	578,068	
$	578,568		

EXPENDITURES					

Principal Payments	
436,000	
446,000	
456,000	
Principal Payment Due In 2027	

Interest Payments	
137,046	
119,912	
108,186	
Interest Payments Due In 2027	

Bond Redemption	
0	
12,156	
14,382	
Estimated Excess Debt Collections	

Total Expenditures	
$	573,046	
$	578,068	
$	578,568		

Excess/Shortfall	
$	28,556	
$	-	
$	-		

Series 2019 Bond Refunding  Information

Original Par Amount =	$7,322,000	Annual Principal Payments Due:	May 1st	
Interest Rate=	2.60%	Annual Interest Payments Due :	May 1st & November 1st	
Issue Date: Maturity Date:	December 2019
May 2035			
Par Amount As Of 1/1/2026 =	$4,835,000			

Keys Cove Community Development District Assessment Comparison

Fiscal Year	Fiscal Year	Fiscal Year	Fiscal Year	Fiscal Year	
2022/2023	2023/2024	2024/2025	2025/2026	2026/2027	
	Assessment*			Assessment*			Assessment*			Assessment*		  Projected Assessment* 	

Administrative	$	85.77	$	90.79	$	100.44	$	99.11	$	98.57	
Maintenance	$	544.72	$	385.02	$	258.86	$	259.96	$	256.14	
Debt	 $	629.75	$	629.75	$	629.75	$	629.75	 $	629.75	
Total	$	1,260.24	$	1,105.56	$	989.05	$	988.82	$	984.46	

* Assessments Include the Following : 4% Discount for Early Payments
1% County Tax Collector Fee
1% County Property Appraiser Fee

Community Information:
Total Units	974

IV

LAW Oi"FICES
BILLING©COCHRAN
ESTABUSHEO I 977

KENNETH W. MORGAN, JR. MICHAEL J. PAWELCZYK MANUEL R. COMRAS ANDREW A. RIEF
JEFFERY R. LAWLEY GINGER E. WALD SCOTT C. COCHRAN
ALINE 0. MARCANTONIO JOHN C. WEBBER

STEVEN F. BILLING (1947-199B)

BILLING COCHRAN, P.A. LAS OLAS SQUARE, SUITE 600
515 EAST LAS OLAS BOULEVARO FORT LAUDERDALE, FLORIDA 33301
(954) 764-7150
(954) 764-7 279 FAX

PGA NATIONAL OFFICE CENTER
300 AVENUE OF THE CHAMPIONS, SUITE 270 PALM BEACH GARDENS, FLORIDA 33418
(561) 659-5970
(561) 659-6173 FAX

CHRISTINE A. BROWN GABRIELLA A. FERNANDEZ PEREZ
MARLENE E. GONZALEZ LORI 8. LEWELLEN LIZA E. SMOKER LUCAS A. WILLIAMS

OF COUNSEL: CLARK J. COCHRAN, JR.
SUSAN F. DELEGAL DENNIS E. LYLES BRUCE M, RAMSEY

HAYWARD D, GAY (1943-2007)		

RICHARDT. WOULFE

WWW. BILLI NGCOCHRAN.COM PLEASE REPLY TO: FORT LAUDERDALE

February 2 2026

VIA E-MAIL ONLY- gperez@sdsinc.org Ms. Gloria Perez
District Manager Special District Services Kendall Office Center
8785 SW 165th Avenue, #200
Miami, FL 33193

Re: Adjustment to District Counsel Fee Structure Keys Cove Community Development District Our File: 597.04126
Dear Gloria:

This firm's current fee structure has been in place since 2023. Although we are certainly mindful of the necessity to keep increases in the District's expenses, including the cost of legal services, to a minimum, it has become necessary for us to adjust our hourly rates effective, October 1, 2026, as follows:

Attorneys/Partners:
Attorneys/Associates:

$300.00 per hour
$250.00 per hour

This hourly fee structure will be adjusted on a periodic basis in connection with the District's budget process no later than every third Fiscal Year to reflect changes in the Conswner Price Index published by the U. S. Department of Labor.

Ms. Gloria Perez February 2, 2026
Page 2

Naturally, should you feel you have any questions or require any further information in support of this adjustment you should feel free to contact me at your convenience. As I think you are aware, we very much appreciate the opportunity to serve as District Counsel as well as your courtesy and cooperation with regard to the necessity of what we believe to be both infrequent and reasonable adjustments to our schedule of professional fees.

For the

MJP/jmp
cc: Brielle Barba, SDS (via email only)

PROPOSAL

Tel 786-694-0709
E-mail: operations@raptorvac.com

STORM DRAIN MAINTENANCE
PROPOSAL SUBMITTED TO:
Keys Cove CDD ℅ SDS, Inc.	PROJECT NAME:
Keys Cove	
BUSINESS ADDRESS:
2501A Burns Road, Palm Beach Gardens, FL	PROJECT LOCATION:
2525 SE 15th Pl, Homestead, FL 33035	
CONTACT:
Management	DATE:
April 15, 2026	
We hereby propose to furnish all labor and equipment to complete the work outlined in this proposal in accordance with the Scope of Work listed below.

SCOPE OF WORK: All labor, equipment and materials to complete work outlined in the tabulation table labeled Keys Cove CDD Storm Drain MTE Phase 1.

COST: We propose to conduct this work in accordance with the above Scope of Work for the sum of $16,048.50.

Sixteen Thousand Forty Eight Dollars and 50/100 Cents TERMS: Net 30
ACCEPTANCE: Client hereby accepts and agrees to the terms, Scope of Work, and all other conditions and speciﬁcations hereinabove. Raptor Vac Systems is authorized to perform the work. Payment shall be made in accordance with the provisions contained hereinabove.

Accepted by:

Authorized Representative’s Signature

Date of Acceptance

RAPTOR VAC SYSTEMS, INC. - PROPOSAL							
KEYS COVE CDD - STORM DRAIN MAINTENANCE COSTS							
									
Phase	Structures
1
2
3
4	Pipe Stretch
to 2
to 4
to 4
to 5	Pipe Length (ft)
62
275
69
96	Pipe Diameter (in)
15
15
15
24	Cost (FT)
$2.50
$2.50
$2.50
$3.50	Pipeline Cleaning Cost
$155.00
$687.50
$172.50
$336.00		

Plug	
	5	5 to 6 (CS)	91	24	$3.50	$318.50			
	6
12	6 to 7
12 to NE CAP	22
55	24
15	$3.50
$2.50	$77.00
$137.50			
	12	12 to NW CAP	55	15	$2.50	$137.50			
	12	12 to Y01	72	10	$1.50	$108.00			
	13	13 to SE CAP	55	15	$2.50	$137.50			
	13	13 to NE CAP	55	15	$2.50	$137.50			

Phase 1	13
Y03	13 to Y03
Y03 to Y02	85
54	10
10	$1.50
$1.50	$127.50
$81.00			
	15	15 to South CAP	55	15	$2.50	$137.50			
	15	15 to North CAP	55	15	$2.50	$137.50			
	14	14 to SE CAP	55	15	$2.50	$137.50			
	14	14 to East CAP	55	15	$2.50	$137.50			
	16	16 to South CAP	55	15	$2.50	$137.50			
	16	16 to North CAP	55	15	$2.50	$137.50			
	19	19 to West CAP	55	15	$2.50	$137.50			
	19	19 to East CAP	55	15	$2.50	$137.50			
	19	19 to 18 (CS)	111	15	$2.50	$277.50		Plug	
	18	18 to 17	19	24	$3.50	$66.50			
	20	20 to West CAP	55	15	$2.50	$137.50			
	20	20 to East CAP	55	15	$2.50	$137.50			
	29	29 to West CAP	55	15	$2.50	$137.50			
	29	29 to 30	135	15	$2.50	$337.50			
	30	30 to Y07	57	10	$1.50	$85.50			
	Y07	Y07 to Y06	62	10	$1.50	$93.00			
	Y05	Y05 to 29	102	10	$1.50	$153.00			
	26	26 to 27 (CS)	99	15	$2.50	$247.50		Plug	
	27	27 to 28	19	24	$3.50	$66.50			
	26	26 to 25	215	24	$3.50	$752.50			
	38	38 to 39	213	15	$1.50	$319.50			
	39	39 to 40	44	24	$3.50	$154.00			
			2727		Total	$6,678.50			
	Total Number of Structures	Cost Per Structure	Total Cost					
	19	$110.00	$2,090.00					
	Total Control Structures	Cost Per Structure	Total Cost					
	3	$110.00	$330.00					
									
	6" Vacuum Hose for Control Structures	Cost Per Day	Total Cost					
	1 Day	$200.00	$200.00					
									
	Pipeline Plug For Control Structures	Cost Per Install	Total Cost					
	3	$150.00	$450.00					
	Water Pump and Hoses Daily	Cost Per Day	Total Cost					
	1 Day	$250.00	$250.00					
	Pipeline LF	Cost Per LF	Total Cost					
	2,727 LF	Varies	$6,678.50					
									
	Baffle Removal and Reinstall	Cost Per Unit	Total Cost					
	23	$150.00	$3,450.00					
									
	Vac Truck Daily Mobilization	Cost Per Day	Total Cost					
	4	$400.00	$1,600.00					
	Truck Loads	Cost Per Load	Total Cost					
	4	$250.00	$1,000.00					
		GRAND TOTAL	$16,048.50					

CDD BOUNDARY

SE 24 CT

SE 24 CT

SE 25 ST

SE 26 ST

SE 27 ST

SE 27 CT

SE 27 DR

SE 27 ST

SE 28 CT

SE 28 ST

SE 29 ST

CDD BOUNDARY

SE 14 AVE

SE 15 PL

SE 16 AVE

SE 16 RD

SE 16 TR

CDD BOUNDARY

SE 16 PL

SE 17 AVE

CDD BOUNDARY

PHASE 2

PHASE 4

PHASE 3

PHASE 5

PHASE 1

ALVAREZ ENGINEERS, INC.
KEYS COVE CDD
DRAINAGE SYSTEM MAINTENANCE
EXHIBIT 2

0 50'

150'

350'

Keys Cove Community Development District

Financial Report For June 2026

Keys Cove Community Development District
Budget vs. Actual
October 2025 through June 2026

	Oct 25 - June 26		25/26 Budget		$ Over Budget		% of Budget	
Income									
	363.100	ꞏ Admin Assessment Income	94,167.38		96,532.00		-2,364.62		97.55%	
	363.101	ꞏ Maint Assessment Income	247,015.05		253,191.00		-6,175.95		97.56%	
	363.810	ꞏ Debt Assessment	598,397.64		613,370.00		-14,972.36		97.56%	
	363.820	ꞏ Debt Assessment-Paid To Trustee	-572,666.67		-576,568.00		3,901.33		99.32%	
	363.830	ꞏ Assessment Fees	-9,082.61		-19,261.00		10,178.39		47.16%	
	363.831	ꞏ Assessment Discounts	-31,318.67		-38,524.00		7,205.33		81.3%	
	369.401	ꞏ Interest Income	18,104.26		1,800.00		16,304.26		1,005.79%	
Total Income	344,616.38		330,540.00		14,076.38		104.26%	
Gross Profit		344,616.38		330,540.00		14,076.38		104.26%	
Expense									
	511.122	ꞏ Payroll Expense	30.60		480.00		-449.40		6.38%	
	511.131	ꞏ Supervisor Fees	400.00		6,000.00		-5,600.00		6.67%	
	511.301	ꞏ Maintenance/Contingency	0.00		53,500.00		-53,500.00		0.0%	
	511.302	ꞏ Storm Drainage Maintenance	5,010.00		35,000.00		-29,990.00		14.31%	
	511.303	ꞏ Roadway Resurfacing Project	0.00		85,000.00		-85,000.00		0.0%	
	511.304	ꞏ Maintenance Reserve	0.00		25,000.00		-25,000.00		0.0%	
	511.307	ꞏ Fountain Maintenance/Reserve	2,692.00		25,000.00		-22,308.00		10.77%	
	511.308	ꞏ Holiday Lighting	0.00		2,500.00		-2,500.00		0.0%	
	511.310	ꞏ Engineering	1,200.00		12,000.00		-10,800.00		10.0%	
	511.311	ꞏ Management Fees	27,045.00		36,060.00		-9,015.00		75.0%	
	511.315	ꞏ Legal Fees	5,950.00		13,500.00		-7,550.00		44.07%	
	511.318	ꞏ Assessment/Tax Roll	0.00		7,500.00		-7,500.00		0.0%	
	511.320	ꞏ Audit Fees	0.00		3,600.00		-3,600.00		0.0%	
	511.330	ꞏ Arbitrage Rebate Fee	650.00		650.00		0.00		100.0%	
	511.450	ꞏ Insurance	9,280.00		11,500.00		-2,220.00		80.7%	
	511.480	ꞏ Legal Advertisements	541.40		2,750.00		-2,208.60		19.69%	
	511.512	ꞏ Miscellaneous	1,546.12		2,500.00		-953.88		61.85%	
	511.515	ꞏ Reimbursables	390.82		975.00		-584.18		40.08%	
	511.540	ꞏ Dues, License & Subscriptions	175.00		175.00		0.00		100.0%	
	511.733	ꞏ Trustee Fees	4,246.25		4,500.00		-253.75		94.36%	
	511.734	ꞏ Continuing Disclosure Fee	0.00		350.00		-350.00		0.0%	
	511.738	ꞏ South Lake Restoration Project	0.00		0.00		0.00		0.0%	
	511.750	ꞏ Website Management	1,499.94		2,000.00		-500.06		75.0%	
Total Expense	60,657.13		330,540.00		-269,882.87		18.35%	
Net Income			283,959.25		0.00		283,959.25		100.0%	

KEYS COVE COMMUNITY DEVELOPMENT DISTRICT MONTHLY FINANCIAL REPORT
JUNE 2026

REVENUES	
Annual Budget
10/1/25 - 9/30/26	

Actual Jun-26	Year To Date Actual
10/1/25 - 6/30/26	
ADMINISTRATIVE ASSESSMENTS	96,532	6,239	94,167	
MAINTENANCE ASSESSMENTS	253,191	16,369	247,015	
DEBT ASSESSMENTS	613,370	39,656	598,398	
OTHER REVENUES	0	0	0	
INTEREST INCOME	1,800	0	18,104	
Total Revenues	$	964,893	$	62,264	$	957,684	
				
EXPENDITURES				
MAINTENANCE EXPENDITURES				
MAINTENANCE CONTINGENCY	53,500	0	0	
STORM DRAINAGE MAINTENANCE	35,000	0	5,010	
ROADWAY RESURFACING PROJECT	85,000	0	0	
MAINTENANCE RESERVE	25,000	0	0	
FOUNTAIN MAINTENANCE/RESERVE	25,000	0	2,692	
HOLIDAY CONTRIBUTION	2,500	0	0	
ENGINEERING/INSPECTIONS	12,000	0	1,200	
SOUTH LAKE RESTORATION PROJECT	0	0	0	
TOTAL MAINTENANCE EXPENDITURES	$	238,000	$	-	$	8,902	
				
ADMINISTRATIVE EXPENDITURES				
SUPERVISOR FEES	6,000	0	400	
EMPLOYER TAXES	480	0	0	
MANAGEMENT	36,060	3,005	27,045	
REIMBURSABLES (POSTAGE/OFFICE SUPPLIES)	975	102	391	
LEGAL	13,500	530	5,950	
ASSESSMENT ROLL	7,500	0	0	
AUDIT FEES	3,600	0	0	
ARBITRAGE REBATE FEE	650	0	650	
INSURANCE	11,500	0	9,280	
LEGAL ADVERTISING	2,750	0	541	
MISCELLANEOUS	2,500	99	302	
DUES & SUBSCRIPTIONS	175	0	175	
TRUSTEE FEES	4,500	0	4,246	
WEBSITE MANAGEMENT	2,000	167	1,500	
CONTINUING DISCLOSURE FEE	350	0	0	
BANK SERVICE CHARGES	0	0	1,244	
PAYROLL EXPENSE	0	0	31	
TOTAL ADMINISTRATIVE EXPENDITURES	$	92,540	$	3,903	$	51,755	
				
Total Expenditures	$	330,540	$	3,903	$	60,657	
				
REVENUES LESS EXPENDITURES	$	634,353	$	58,361	$	897,027	
				
BOND PAYMENTS	(576,568)	(39,259)	(572,666)	
				
BALANCE	$	57,785	$	19,102	$	324,361	
				
COUNTY APPRAISER & TAX COLLECTOR FEE	(19,261)	(623)	(9,083)	
DISCOUNTS FOR EARLY PAYMENTS	(38,524)	0	(31,319)	
				
EXCESS/ (SHORTFALL)	$	-	$	18,479	$	283,959	
				
CARRYOVER FROM PRIOR YEAR	0	0	0	
				
NET EXCESS/ (SHORTFALL)	$	-	$	18,479	$	283,959	

Bank Balance As Of 6/30/26	$	2,105,327.60	
Accounts Payable As Of 6/30/26	$	44,844.20	
Accounts Receivable As Of 6/30/26	$	-	
Maintenance Reserve As Of 6/30/26	$	227,500.00	
Reserve For Storm Drainage Maintenance As Of 6/30/26	$	175,665.00	
Reserve For Roadway Resurfacing Project As Of 6/30/26	$	320,530.00	
Reserve For Fountain Maintenance As Of 6/30/26	$	24,025.00	
Reserve For Improvements (Restoration Project) As Of 6/30/26	$	262,295.00	
Available Funds As Of 6/30/26	$	1,050,468.40	

KEYS COVE CDD TAX COLLECTIONS 2025-2026

#	

ID#	

PAYMENT FROM	

DATE	

FOR	

Tax Collect Receipts	

Interest Received	

Commissions Paid	

Discount	

Net From Tax Collector	Admin Assessment Income (Before Discounts &
Fees)	Maint Assessment Income (Before Discounts &
Fees)	Debt Assessment Income (Before Discounts &
Fees)	Admin Assessment Income (After Discounts &
Fees)	Maint Assessment Income (After Discounts &
Fees)	Debt Assessment Income (After Discounts &
Fees)	

Debt Assessment Paid to Trustee	
									$	963,111	$	96,533	$	253,201	$	613,377	$	96,533	$	253,201	$	613,377		
									$	907,108	$	92,540	$	238,000	$	576,568	$	92,540	$	238,000	$	576,568	$	576,568	
1	1	Miami-Dade Tax Collector	12/17/25	NAV Taxes	$	314,444.76		$  (3,018.68)	$ (12,576.93)	$	298,849.15	$	31,516.98	$	82,667.28	$  200,260.50	$ 29,954.20	$	78,567.20	$ 190,327.75	$  190,327.75	
2	2	Miami-Dade Tax Collector	01/20/26	NAV Taxes	$	106,792.86		$  (1,025.22)	$  (4,271.70)	$	101,495.94	$	10,704.18	$	28,075.68	$	68,013.00	$ 10,173.14	$	26,683.20	$  64,639.60	$	64,639.60	
3	3	Miami-Dade Tax Collector	01/20/26	NAV Taxes	$	78,877.28		$	(742.59)	$  (4,618.44)	$	73,516.25	$	7,903.48	$	20,736.85	$	50,236.95	$  7,366.25	$	19,327.45	$  46,822.55	$	46,822.55	
4	4	Miami-Dade Tax Collector	01/20/26	NAV Taxes	$	120,636.04		$  (1,158.10)	$  (4,825.10)	$	114,652.84	$	12,091.42	$	31,715.12	$	76,829.50	$ 11,491.84	$	30,142.15	$  73,018.85	$	73,018.85	
5	5	Miami-Dade Tax Collector	03/02/26	NAV Taxes	$	1,977.64		$	(18.98)	$	(79.10)	$	1,879.56	$	198.09	$	519.95	$	1,259.60	$	188.21	$	494.15	$	1,197.20	$	1,197.20	
6	6	Miami-Dade Tax Collector	03/02/26	NAV Taxes	$	56,362.74		$	(543.67)	$  (1,997.31)	$	53,821.76	$	5,649.27	$	14,817.72	$	35,895.75	$  5,394.51	$	14,149.75	$  34,277.50	$	34,277.50	
7	7	Miami-Dade Tax Collector	03/02/26	NAV Taxes	$	39,407.41		$	(382.46)	$  (1,160.09)	$	37,864.86	$	3,948.61	$	10,360.20	$	25,098.60	$  3,794.01	$	9,954.65	$  24,116.20	$	24,116.20	
8	8	Miami-Dade Tax Collector	04/21/26	NAV Taxes	$	67,239.76		$	(658.65)	$  (1,374.62)	$	65,206.49	$	6,739.48	$	17,677.28	$	42,823.00	$  6,535.75	$	17,142.73	$  41,528.01	$	41,528.01	
9	9	Miami-Dade Tax Collector	04/21/26	NAV Taxes	$	34,608.70		$	(342.33)	$	(375.82)	$	33,890.55	$	3,468.85	$	9,098.60	$	22,041.25	$  3,396.89	$	8,909.80	$  21,583.86	$	21,583.86	
10	10	Miami-Dade Tax Collector	04/24/26	NAV Taxes	$	56,969.44		$	(569.30)	$	(39.56)	$	56,360.58	$	5,708.33	$	14,977.27	$	36,283.84	$  5,647.33	$	14,817.20	$  35,896.05	$	35,896.05	
11	11	Miami-Dade Tax Collector	06/30/26	NAV Taxes/Interest	$	59,582.06	$  2,681.38	$	(622.63)		$	61,640.81	$	6,238.69	$	16,369.10	$	39,655.65	$  6,176.31	$	16,205.40	$  39,259.10	$	39,259.10	
12									$	-							$	-	
13									$	-							$	-	
14									$	-							$	-	
15									$	-							$	-	
16									$	-							$	-	
					$  936,898.69	$ 2,681.38	$ (9,082.61)	$ (31,318.67)	$  899,178.79	$  94,167.38	$  247,015.05	$ 598,397.64	$ 90,118.44	$ 236,393.68	$ 572,666.67	$ 572,666.67	

	Assessment Roll		  Collections		Note: Top line are 2025/2026 budgeted assessments before discounts and fees.	
Admin:	$96,533.14	97.28%	Bottom line are 2025/2026 budgeted assessments after discounts and fees.	
Maint:	$253,201.04			
	Debt:  $613,376.50
Total  $963,110.68

$	936,898.69
$	2,681.38
$	(94,167.38)
$	(247,015.05)

$	899,178.79
$	(90,118.44)
$  (236,393.68)

$	(598,397.64)	$  (572,666.67)
$	-	$	-

Alina Garcia
Supervisor of Elections
2700 NW 87th Ave
Miami, FL 33172

CERTIFICATION

T 305-499-VOTE(8683)
F 305-499-8501
TTY 305-499-8480

votemiamidade.gov
@votemiamidade

STATE OF FLORIDA) COUNTY OF MIAMI-DADE)

I, Alina Garcia, Supervisor of Elections of Miami-Dade County, Florida, do hereby certify that Keys Cove Community Development District, as described in the attached MAP, has 1383 voters.

WITNESS MY HAND AND OFFICIAL SEAL, AT MIAMI, MIAMI-DADE COUNTY, FLORIDA, ON THIS 29th DAY OF APRIL, 2026

�#'--
Alina Garcia
Supervisor of Elections

Please submit a check for $60.00 to our office payable to "Miami-Dade County Office of the Supervisor of Elections" for the cost of certifying the number of registered voters.

MEMORANDUM
TO:	District Manager

FROM:	Billing Cochran, P.A. District Counsel

DATE:	June 11, 2026

RE:	2026 Legislative Update

As District Counsel, throughout the year we continuously monitor pending legislation that may be applicable to the governance and operation of our Community Development District and other Special District clients. It is at this time of year that we summarize those legislative acts that have become law during the most recent legislative session, as follows:

Chapter [TBD], Laws of Florida (HB 0145). This legislation amends the sovereign‑immunity statute to raise liability caps and change tort‑claim procedures for government entities. The bill revises Section 768.28, Florida Statutes, increasing the statutory limits on damages recoverable against the state and its agencies/subdivisions (including special districts). For causes of action accruing on or after October 1, 2026, the liability caps increase from $200,000 to $350,000 per person and from $300,000 to $500,000 per incident. The bill also authorizes state agencies and subdivisions to settle claims or judgments in excess of those caps, up to available insurance limits, without requiring a legislative claims bill.

The bill authorizes a state subdivision (e.g. counties, municipalities, special districts including CDDs) to settle a claim or judgment in excess of the statutory cap without requiring a separate legislative claim bill, so long as settlement is within insurance coverage limits. The bill prohibits any insurance policy issued on or after October 1, 2026, from conditioning liability coverage or payment on the later enactment of a legislative claim bill.

In addition, the bill shortens the pre-suit notice period by requiring claimants to present a claim to the appropriate agency within 18 months after accrual of the claim, rather than the current three-year period. It also revises the statute of limitations by requiring most negligence actions against governmental entities to be filed within two (2) years, while maintaining existing limitations periods for medical malpractice, wrongful death, and contribution claims. The bill also reduces the time for an agency or the Department of Financial Services to make a final disposition of a claim before it is deemed denied, from six (6) months to four (4) months.

This law applies directly to CDDs because CDDs are among the “subdivisions” of state government covered by section 768.28, Florida Statutes. As such CDDs may now be subject to higher damage awards for tort claims.

Chapter [TBD], Laws of Florida (HB 273). This legislation revises Florida law governing state financial assistance and rural economic development programs to include certain

special districts and improve payment processing for eligible rural entities. The bill amends Section 215.971, Florida Statutes to allow state agencies, under certain conditions, to directly facilitate or expedite payment of invoices for counties, municipalities, and qualifying special districts, particularly those located in rural areas or designated rural areas of opportunity. It authorizes agencies to structure agreements so that eligible rural governments and certain special districts, especially those providing water and wastewater services, receive faster payment processing for verified, completed work. The intent is to reduce financial strain and cash flow challenges that rural entities often face when administering state-funded projects, while preserving existing legal and regulatory requirements. The legislation also amends Section 288.0656, Florida Statutes to expand the definition of “rural community” to explicitly include independent special districts that provide water and wastewater services within rural areas of opportunity. This expansion makes those districts eligible for rural economic development support programs and related state assistance. The act takes effect July 1, 2026.

This legislation applies CDDs in a limited and conditional way, depending on the type of CDD and the services it provides. CDDs that are involved in state-funded infrastructure projects, such as water, wastewater, drainage, or utility improvements, may benefit from the amendment to Section 215.971, Florida Statutes. If a CDD is acting as a recipient or sub recipient of state financial assistance, the law allows state agencies to structure agreements so that invoices can be processed and paid more quickly for verified work. This can improve cash flow for CDDs building infrastructure, particularly smaller or rural CDDs that rely on this type of reimbursement funding. Second, the bill’s expansion of the definition of “rural community” under Section 288.0656, Florida Statutes generally does not directly include most CDDs, because eligibility is tied primarily to counties, municipalities, and independent special districts providing water and wastewater services in rural areas of opportunity. A typical CDD would only benefit if it meets those narrow conditions, meaning it operates in a qualifying rural area and functions in a way that aligns with the statutory definition (or is structured similarly to an independent utility-focused district).

Chapter [TBD], Laws of Florida (HB 0655). This legislation creates a new exemption under Florida law (Section 70.90, Florida Statutes) that allows agencies to hold closed attorney-client meetings during the 90-day notice period for claims brought under the Bert J. Harris, Jr., Private Property Rights Protection Act. These closed meetings are limited to discussions between the agency and its attorney for purposes of settlement strategy or negotiation of private property rights claims. While the meetings are exempt from Florida’s Sunshine Law, they must still be recorded by a certified court reporter, fully transcribed, and later released as a public record once the claim is resolved or the statute of limitations expires if no settlement or litigation occurs.

The law also creates a temporary public records exemption for the transcripts, recordings, minutes, and related materials generated during these closed sessions, ensuring confidentiality during active negotiations. However, this exemption is not permanent; it is subject to future legislative review and sunsets in 2031 unless reenacted. The act takes effect July 1, 2026.

The law allows a CDD Board of Supervisors to hold closed attorney-client sessions when the CDD is facing a pre-suit claim under the Bert J. Harris, Jr., Private Property Rights Protection Act regarding topics such as land use impacts, infrastructure construction, easement disputes, and development-related claims that can trigger property rights assertions under the Bert Harris Act.

During these closed sessions, the CDD can privately discuss settlement strategy with its attorney without public disclosure of sensitive legal positions. However, the exemption is narrow and procedural. The CDD must still provide public notice of the meeting, the session must begin and end in an open meeting, and a certified court reporter must record everything discussed. Although the discussion is confidential at the time, the transcript becomes a public record once the claim is resolved or the statutory timeframe expires if no settlement or lawsuit is filed.

Chapter 2026-115, Laws of Florida (HB 1085). This legislation creates the Local Government Cybersecurity Protection Program within the Florida Digital Service to assist local governments in strengthening cybersecurity defenses, particularly against threats such as ransomware. It establishes a statewide grant and procurement program that allows eligible local governments to access cybersecurity-related information technology commodities and services through contracts managed by the Florida Digital Service, with a preference for fiscally constrained counties. The program also requires data-sharing agreements between the state and participating local governments to support threat detection, prevention, and incident response.

Local governments may either apply for grants or independently purchase cybersecurity services through state-negotiated contracts, though the local government remains responsible for any associated costs. The law further requires annual reporting to the Governor and Legislature on program participation, funding, and outcomes, ensuring oversight and transparency. The program is set to operate through 2031 unless reenacted. The act takes effect July 1, 2026.

This law applies to CDDs because CDDs are local governments for many operational purposes, including infrastructure, procurement, and administrative functions, and therefore fall within the category of eligible participants under the Local Government Cybersecurity Protection Program. CDDs would be able to access state-negotiated cybersecurity contracts and services through the Florida Digital Service to improve protection of district systems. Even if a CDD does not apply for a cybersecurity grant, it may still purchase cybersecurity commodities and services through the state contracts, which could help reduce costs and improve security standards. However, participation is optional rather than mandatory, and CDDs remain responsible for all costs associated with any purchases or services obtained under the program.

Chapter [TBD], Laws of Florida (SB 1180). This legislation makes several targeted but significant changes to the law governing CDDs under Chapter 190, Florida Statutes, with the most important impact being the creation of a formal recall process for elected board members. The bill’s primary feature is the creation of a new statutory section establishing a detailed procedure that allows qualified electors within a CDD to remove elected members of the board of supervisors through a recall process. The law limits recall to specific grounds such as malfeasance, misfeasance, neglect of duty, incompetence, drunkenness, permanent inability to perform duties, or conviction of certain felonies. It sets out a structured, multi-step process that begins with a petition signed by at least 10 percent of eligible voters, followed by verification of signatures, the preparation of a formal record of recall proceedings, and then a second petition requiring 15 percent of electors to trigger a recall referendum. If the referendum proceeds, a majority vote determines whether the board member is removed from office, and any resulting vacancy is filled according to existing statutory procedures. The legislation also imposes campaign finance requirements on recall efforts, establishes timelines, governs petition form and verification, allows limited

withdrawal of signatures, and creates penalties for fraud or misconduct in the petition process. In addition to the recall framework, the bill clarifies that CDD board members elected by residents are subject to recall, aligning CDD governance more closely with other forms of local government accountability. It also provides that individuals removed by recall, or who resign after a recall petition is filed, are ineligible for reappointment to the board for two years.

The legislation further revises the definition of “compact, urban, mixed-use district” under Section 190.003, Florida Statutes. The revised definition applies to districts consisting of a maximum of 75 acres located within a municipality and within either a qualified opportunity zone or a community redevelopment area. The amendment clarifies qualifying development thresholds by providing that such districts must include either at least 400,000 square feet of retail development and 500 residential units, or at least 250,000 square feet of commercial development and 500 affordable residential rental units for very-low-income, low-income, or moderate-income persons. This revision is significant for developers because it affects eligibility and structuring considerations for the creation of certain community development districts.

The legislation clarifies that restrictions on local regulation of synthetic turf do not prevent a CDD from enforcing private deed restrictions, preserving a CDD’s ability to uphold community standards through covenants. The act takes effect July 1, 2026.

This law applies directly to CDDs because it creates, for the first time, a formal statutory process that allows residents to recall elected members of a CDD board of supervisors. It introduces clear procedures, thresholds, and legal standards for removal, thereby increasing accountability of board members to district electors. The law also clarifies that CDDs may continue enforcing deed restrictions despite broader limits on local regulation of synthetic turf and updates certain statutory definitions affecting district formation and development. Overall, the most significant impact is the shift toward greater resident oversight and governance accountability within CDDs.

Chapter 2026-3, Laws of Florida (SB 290). This legislation revises multiple areas of state law, with a primary focus on agriculture, public safety, contractor regulation, and consumer protection. A significant component of the legislation strengthens contractor and vendor accountability by requiring contractors to pay subcontractors and suppliers within 45 days of receiving payment, or in accordance with contractual terms, and authorizing disciplinary action for noncompliance. Additionally, vendors that default on contracts, fail to pay subcontractors, or demonstrate repeated poor performance may be suspended or barred from public contracting for up to five years.

The bill further clarifies and reinforces how public entities may lawfully spend funds and administer contracts for public purposes. The legislation affirms that public funds may be used for core governmental infrastructure and improvements, such as public buildings, emergency shelters, affordable housing, and energy efficiency projects, thereby helping to define the scope of permissible capital projects and expenditures. At the same time, it places limitations on the use of public funds for certain privately owned facilities, reinforcing the principle that expenditures must primarily serve a valid public purpose rather than confer a disproportionate private benefit. The act takes effect July 1, 2026.

This law applies directly to CDDs because CDDs function as local units of special-purpose government that procure services, manage infrastructure, and enter into public contracts. Since a CDD regularly contracts for construction, maintenance, and infrastructure improvements, the new requirement that contractors timely pay subcontractors and suppliers directly affects how a CDD administers its contracts. In addition, the provisions allowing suspension or disqualification of nonperforming vendors from public contracting are relevant to CDD procurement practices, especially where the district adopts or mirrors state purchasing standards. CDDs routinely finance and construct infrastructure such as roadways, utilities, stormwater systems, and public facilities. Clarifications regarding allowable public expenditures, such as for government buildings, emergency shelters, and infrastructure, help define the scope of permissible CDD projects and may influence how CDDs’ structure future capital plans and bond-funded improvements.

Portions of the bill related to consumer protection and fraud prevention, including prohibitions on misrepresentation (such as impersonating officials), have indirect relevance. CDDs and District Management interact with residents, property owners, and contractors, so these provisions reinforce broader legal standards around transparency, proper representation, and avoidance of deceptive practices in district operations.

Chapter 2026-7, Laws of Florida (HB 399). This legislation is a comprehensive land use and development reform measure that primarily limits local government discretion in permitting, zoning, and development regulation while promoting consistency, affordability, and predictability in the development process. A central component of the legislation requires that application fees for development permits and orders imposed by counties and municipalities must be directly tied to the actual costs of reviewing and processing applications, must be publicly listed, and may not be based on construction value or project cost, thereby preventing fee structures that scale with development size rather than administrative expense. The act takes effect upon becoming law.
Even though CDDs do not exercise zoning or land use regulatory authority, the law applies to CDDs as infrastructure and service providers within the framework established by counties and municipalities. As a result, the bill’s restrictions on local governments, particularly those related to development permitting, zoning, and land development regulations, will shape the regulatory environment in which CDDs plan, finance, and construct infrastructure.

The provisions limiting development application fees to actual administrative costs may reduce overall project costs for developments within CDD boundaries, which can influence the scope and timing of infrastructure financed by the CDD, including roads, utilities, and stormwater systems. Similarly, the requirement for more objective and clearly defined compatibility standards, along with limits on discretionary denials, may create a more predictable entitlement process, allowing CDDs to better coordinate infrastructure planning with approved development timelines and reduce delays that can affect bond issuances or capital improvement programs.

Although Chapter 2026-7 does not directly regulate CDD powers or governance, it significantly affects the local government land use framework that CDDs rely on, thereby affecting development timing, infrastructure planning, financing, and overall project feasibility within district boundaries.

Chapter [TBD], Laws of Florida (HB 967). This legislation establishes a clear legislative intent that local governments must accept electronic forms of payment, including credit cards, debit cards, charge cards, and electronic funds transfers, and specifically requires units of local government to offer online payment options. This applies broadly to counties, municipalities, special districts, and other local government entities, as well as constitutional officers such as clerks of court and tax collectors, unless another form of payment is required by law.

The legislation also preserves existing authority allowing local governments to pass along processing fees to users who choose electronic payment methods and confirms that governments are not liable for verifying card validity or available funds when processing such transactions. Importantly, it mandates that if a local government accepts electronic payments, it must also maintain an online system for doing so, reinforcing a statewide push toward digital accessibility and standardized payment options.

This legislation requires CDDs that collect any type of payment, such as fees, user charges, amenity payments, permit-related charges, or other CDD revenues, to offer electronic payment options, including credit cards, debit cards, and electronic funds transfers. It also specifically requires that if a CDD accepts electronic payments at all, it must maintain a system for accepting those payments online, which may require updates to CDD websites, billing platforms, or third-party payment processors. The legislation also allows CDDs to continue passing through processing fees associated with electronic payments (such as credit card convenience fees), and it preserves their ability to require verification of payment validity and sufficient funds. However, it removes discretion in practice by making online payment capability a mandatory feature for any CDD that accepts electronic payments in any form.

For convenience, we have included copies of the legislation referenced in this memorandum. We request that you include this memorandum as part of the agenda packages for upcoming meetings of the governing boards of those special districts in which you serve as the District Manager and this firm serves as District Counsel. For purposes of the agenda package, it is not necessary to include the attached legislation, as we can provide copies to anyone requesting the same. Copies of the referenced legislation are also accessible by visiting this link: http://laws.flrules.org/.