Pine Isle	
Community Development District	

Adopted Budget	
FY 2026	

Table of Contents

1		General Fund	

2-3	
	Narratives	

4	
	Debt Service Fund Series 2021	

5	
	Amortization Schedule Series 2021	

6	
	Debt Service Fund Series 2023	

7	
	Amortization Schedule Series 2023 	

8	
	Assessment Schedule	

Pine Isle	
Community Development District	
Adopted Budget	
General Fund	

Adopted Budget	
Actuals Thru	
Projected Next	
Projected Thru	Adopted Budget	
Description	FY2025	7/31/25	2 Months	9/30/25	FY 2026	

REVENUES:

Special Assessments - On Roll	$	89,923	$	91,465	$	-	$	91,465	$	89,923	

TOTAL REVENUES	$89,923	$91,465	$-	$91,465	$89,923	

EXPENDITURES:

Administrative						
Engineering	$	5,000	$	4,527	$	833	$	5,360	$	5,000	
Attorney	12,000	5,976	2,000	7,976	9,400	
Annual Audit	7,800	7,800	-	7,800	8,000	
Assessment Administration	2,000	2,000	-	2,000	2,000	
Arbitrage Rebate	550	550	-	550	550	
Dissemination Agent	2,575	2,146	429	2,575	2,704	
Trustee Fees	8,297	8,297	-	8,297	8,691	
Management Fees	29,960	24,967	4,993	29,960	31,458	
Information Technology	1,236	1,030	206	1,236	1,298	
Website Maintenance	1,133	944	189	1,133	1,190	
Postage & Delivery	500	104	83	187	500	
Insurance General Liability	6,149	5,814	-	5,814	7,041	
Printing & Binding	100	32	17	49	100	
Legal Advertising	2,000	1,109	333	1,442	2,000	
Other Current Charges	1,047	1,305	175	1,479	1,001	
Office Supplies	50	0	8	8	50	
Dues, Licenses & Subscriptions	175	175	-	175	175	

TOTAL ADMINISTRATIVE	$80,572	$66,775	$9,267	$76,042	$81,157	

Operations & Maintenance

Field Expenditures

Repairs & Maintenance	$	3,000	$	-	$	1,500	$	1,500	$	2,500	
Contingency	-	-	-	-	6,266	
Vortech System Maintenance	1,700	-	-	-	-	
Vortech System Repairs	4,651	-	-	-	-	

TOTAL FIELD EXPENDITURES	$9,351	$-	$1,500	$1,500	$8,766	

TOTAL EXPENDITURES	$89,923	$66,775	$10,767	$77,542	$89,923	

EXCESS REVENUES (EXPENDITURES)	$-	$24,690	$(10,767)	$13,923	$-	

Pine Isle	
Community Development District	
Budget Narrative	
Fiscal Year 2026	

REVENUES	

Special Assessments - On Roll	
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.	

Expenditures - Administrative	

Engineering	
The District's engineer will provide general engineering services to the District, i.e. attendance and preparation for monthly board meetings, review of invoices, and other specifically requested assignments.	
Attorney	
The District’s Attorney, will be providing general legal services to the District, i.e., attendance and preparation for monthly Board meetings, review of contracts, review of agreements and resolutions, and other research assigned as directed by the Board of Supervisors and the District Manager.	
Annual Audit	
The District is required to conduct an annual audit of its financial records by an Independent Certified Public Accounting Firm. The budgeted amount for the fiscal year is based on contracted fees from the previous year engagement plus anticipated increase.	
Assessment Administration	
GMS SF, LLC provides assessment services for closing lot sales, assessment roll services with the local Tax Collector and financial advisory services.	
Arbitrage Rebate	
The District is required to have an annual arbitrage rebate calculation on the District’s Bonds. The District will contract with an independent auditing firm to perform the calculations.	
Dissemination Agent	
The District is required by the Security and Exchange Commission to comply with Rule 15(c)(2)-12(b)(5), which relates to additional reporting requirements for un-rated bond issues.	
Trustee Fees	
The District bonds will be held and administered by a 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-South Florida, LLC. The budgeted amount for the fiscal year is based on the contracted fees outlined in Exhibit "A" of the Management Agreement.	
Information Technology	
The District processes all of its financial activities, i.e. accounts payable, financial statements, etc. on a main frame computer leased by Governmental Management Services – South Florida, LLC.	
Website Maintenance	
Per Chapter 2014-22, Laws of Florida, all Districts must have a website to provide detailed information on the CDD as well as links to useful websites regarding Compliance issues. This website will be maintained by GMS-SF, LLC and updated monthly.	
Postage and Delivery	
Actual postage and/or freight used for District mailings including agenda packages, vendor checks and other correspondence.	
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 is based upon similar Community Development Districts.	

Pine Isle	
Community Development District	
Budget Narrative	
Fiscal Year 2026	

Expenditures - Administrative (continued)	
Printing and Binding	
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 – Field	

Repairs & Maintenance	
Repairs and maintenance within the District.	

Contingency	
Represents an unanticipated cost associated with the operation and maintenance of the District's field operations.	

Pine Isle	
Community Development District	
Adopted Budget	
Debt Service Series 2021 Special Assessment Bonds	

Adopted Budget	
Actuals Thru	
Projected Next	
Projected Thru	Adopted Budget	
Description	FY2025	7/31/25	2 Months	9/30/25	FY 2026	

REVENUES:

Special Assessments-On Roll	$	576,073	$	579,790	$	-	$	579,790	$	576,073	
Interest Earnings	20,000	25,752	2,000	27,752	20,000	
Carry Forward Surplus (1)	443,689	454,691	-	454,691	486,650	

TOTAL REVENUES	$1,039,762	$1,060,233	$2,000	$1,062,233	$1,082,723	

EXPENDITURES:

Interest - 12/15	$	171,900	$	171,900	$	-	$	171,900	$	169,228	
Principal - 12/15	225,000	225,000	-	225,000	230,000	
Interest - 06/15	169,228	169,228	-	169,228	166,497	

TOTAL EXPENDITURES	$566,128	$566,128	$-	$566,128	$565,725	

Other Sources/(Uses)

Interfund transfer In/(Out)	$	-	$	(9,455)	$	-	$	(9,455)	$	-	

TOTAL OTHER SOURCES/(USES)	$-	$(9,455)	$-	$(9,455)	$-	

TOTAL EXPENDITURES	$566,128	$575,583	$-	$575,583	$565,725	

EXCESS REVENUES (EXPENDITURES)	$473,634	$484,650	$2,000	$486,650	$516,998	

Interest Due 12/15/26	$235,000	
Principal Due 12/15/26	$166,497	
	$401,497	

(1) Carry Forward is Net of Reserve Requirement

Pine Isle	
Community Development District	
AMORTIZATION SCHEDULE	
Debt Service Series 2021 Special Assessment Bonds	

Period	Outstanding Balance	Coupons	Principal	Interest	Annual Debt Service	

12/15/24	9,800,000	2.375%	225,000	171,900.00	396,900	
06/15/25	9,575,000	2.375%	-	169,228.13	-	
12/15/25	9,575,000	2.375%	230,000	169,228.13	568,456	
06/15/26	9,345,000	2.375%	-	166,496.88	-	
12/15/26	9,345,000	2.375%	235,000	166,496.88	567,994	
06/15/27	9,110,000	3.000%	-	163,706.25	-	
12/15/27	9,110,000	3.000%	240,000	163,706.25	567,413	
06/15/28	8,870,000	3.000%	-	160,106.25	-	
12/15/28	8,870,000	3.000%	250,000	160,106.25	570,213	
06/15/29	8,620,000	3.000%	-	156,356.25	-	
12/15/29	8,620,000	3.000%	255,000	156,356.25	567,713	
06/15/30	8,365,000	3.000%	-	152,531.25	-	
12/15/30	8,365,000	3.000%	265,000	152,531.25	570,063	
06/15/31	8,100,000	3.000%	-	148,556.25	-	
12/15/31	8,100,000	3.000%	270,000	148,556.25	567,113	
06/15/32	7,830,000	3.250%	-	144,506.25	-	
12/15/32	7,830,000	3.250%	280,000	144,506.25	569,013	
06/15/33	7,550,000	3.250%	-	139,956.25	-	
12/15/33	7,550,000	3.250%	290,000	139,956.25	569,913	
06/15/34	7,260,000	3.250%	-	135,243.75	-	
12/15/34	7,260,000	3.250%	295,000	135,243.75	565,488	
06/15/35	6,965,000	3.250%	-	130,450.00	-	
12/15/35	6,965,000	3.250%	305,000	130,450.00	565,900	
06/15/36	6,660,000	3.250%	-	125,493.75	-	
12/15/36	6,660,000	3.250%	315,000	125,493.75	565,988	
06/15/37	6,345,000	3.250%	-	120,375.00	-	
12/15/37	6,345,000	3.250%	325,000	120,375.00	565,750	
06/15/38	6,020,000	3.250%	-	115,093.75	-	
12/15/38	6,020,000	3.250%	335,000	115,093.75	565,188	
06/15/39	5,685,000	3.250%	-	109,650.00	-	
12/15/39	5,685,000	3.250%	350,000	109,650.00	569,300	
06/15/40	5,335,000	3.250%	-	103,962.50	-	
12/15/40	5,335,000	3.250%	360,000	103,962.50	567,925	
06/15/41	4,975,000	3.250%	-	98,112.50	-	
12/15/41	4,975,000	3.250%	370,000	98,112.50	566,225	
06/15/42	4,605,000	4.000%	-	92,100.00	-	
12/15/42	4,605,000	4.000%	385,000	92,100.00	569,200	
06/15/43	4,220,000	4.000%	-	84,400.00	-	
12/15/43	4,220,000	4.000%	400,000	84,400.00	568,800	
06/15/44	3,820,000	4.000%	-	76,400.00	-	
12/15/44	3,820,000	4.000%	415,000	76,400.00	567,800	
06/15/45	3,405,000	4.000%	-	68,100.00	-	
12/15/45	3,405,000	4.000%	430,000	68,100.00	566,200	
06/15/46	2,975,000	4.000%	-	59,500.00	-	
12/15/46	2,975,000	4.000%	450,000	59,500.00	569,000	
06/15/47	2,525,000	4.000%	-	50,500.00	-	
12/15/47	2,525,000	4.000%	465,000	50,500.00	566,000	
06/15/48	2,060,000	4.000%	-	41,200.00	-	
12/15/48	2,060,000	4.000%	485,000	41,200.00	567,400	
06/15/49	1,575,000	4.000%	-	31,500.00	-	
12/15/49	1,575,000	4.000%	505,000	31,500.00	568,000	
06/15/50	1,070,000	4.000%	-	21,400.00	-	
12/15/50	1,070,000	4.000%	525,000	21,400.00	567,800	
06/15/51	545,000	4.000%	-	10,900.00	-	
12/15/51	545,000	4.000%	545,000	10,900.00	566,800	

Total	$9,800,000	$5,923,550	$15,723,550	

Pine Isle	
Community Development District	
Adopted Budget	
Debt Service Series 2023 Special Assessment Bonds	

Adopted Budget	
Actuals Thru	
Projected Next	
Projected Thru	Adopted Budget	
Description	FY2025	7/31/25	2 Months	9/30/25	FY 2026	

REVENUES:

Special Assessments-On Roll	$	113,222	$	113,952	$	-	$	113,952	$	113,222	
Interest Earnings	2,000	4,370	400	4,770	2,000	
Carry Forward Surplus (1)	47,024	48,407	-	48,407	53,829	

TOTAL REVENUES	$162,246	$166,730	$400	$167,130	$169,051	

EXPENDITURES:

Interest - 12/15	$	43,213	$	43,213	$	-	$	43,213	$	42,650	
Principal - 06/15	25,000	25,000	-	25,000	25,000	
Interest - 06/15	43,213	43,213	-	43,213	42,650	

TOTAL EXPENDITURES	$111,425	$111,425	$-	$111,425	$110,300	

Other Sources/(Uses)

Interfund transfer In/(Out)	$	-	$	(1,876)	$	-	$	(1,876)	$	-	

TOTAL OTHER SOURCES/(USES)	$-	$(1,876)	$-	$(1,876)	$-	

TOTAL EXPENDITURES	$111,425	$113,301	$-	$113,301	$110,300	

EXCESS REVENUES (EXPENDITURES)	$50,821	$53,429	$400	$53,829	$58,751	

Interest Due 12/15/26	$42,088	
	$42,088	

(1) Carry Forward is Net of Reserve Requirement

Pine Isle	
Community Development District	
AMORTIZATION SCHEDULE	
Debt Service Series 2023 Special Assessment Bonds	

Period	Outstanding Balance	Coupons	Principal	Interest	Annual Debt Service	

12/15/24	1,615,000	4.500%	-	$43,212.50	$43,213	
06/15/25	1,615,000	4.500%	25,000	$43,212.50		
12/15/25	1,590,000	4.500%	-	$42,650.00	$110,863	
06/15/26	1,590,000	4.500%	25,000	$42,650.00		
12/15/26	1,565,000	4.500%	-	$42,087.50	$109,738	
06/15/27	1,565,000	4.500%	25,000	$42,087.50		
12/15/27	1,540,000	4.500%	-	$41,525.00	$108,613	
06/15/28	1,540,000	4.500%	30,000	$41,525.00		
12/15/28	1,510,000	4.500%	-	$40,850.00	$112,375	
06/15/29	1,510,000	4.500%	30,000	$40,850.00		
12/15/29	1,480,000	4.500%	-	$40,175.00	$111,025	
06/15/30	1,480,000	4.500%	30,000	$40,175.00		
12/15/30	1,450,000	4.500%	-	$39,500.00	$109,675	
06/15/31	1,450,000	5.375%	30,000	$39,500.00		
12/15/31	1,420,000	5.375%	-	$38,693.75	$108,194	
06/15/32	1,420,000	5.375%	35,000	$38,693.75		
12/15/32	1,385,000	5.375%	-	$37,753.13	$111,447	
06/15/33	1,385,000	5.375%	35,000	$37,753.13		
12/15/33	1,350,000	5.375%	-	$36,812.50	$109,566	
06/15/34	1,350,000	5.375%	40,000	$36,812.50		
12/15/34	1,310,000	5.375%	-	$35,737.50	$112,550	
06/15/35	1,310,000	5.375%	40,000	$35,737.50		
12/15/35	1,270,000	5.375%	-	$34,662.50	$110,400	
06/15/36	1,270,000	5.375%	45,000	$34,662.50		
12/15/36	1,225,000	5.375%	-	$33,453.13	$113,116	
06/15/37	1,225,000	5.375%	45,000	$33,453.13		
12/15/37	1,180,000	5.375%	-	$32,243.75	$110,697	
06/15/38	1,180,000	5.375%	50,000	$32,243.75		
12/15/38	1,130,000	5.375%	-	$30,900.00	$113,144	
06/15/39	1,130,000	5.375%	50,000	$30,900.00		
12/15/39	1,080,000	5.375%	-	$29,556.25	$110,456	
06/15/40	1,080,000	5.375%	55,000	$29,556.25		
12/15/40	1,025,000	5.375%	-	$28,078.13	$112,634	
06/15/41	1,025,000	5.375%	55,000	$28,078.13		
12/15/41	970,000	5.375%	-	$26,600.00	$109,678	
06/15/42	970,000	5.375%	60,000	$26,600.00		
12/15/42	910,000	5.375%	-	$24,987.50	$111,588	
06/15/43	910,000	5.375%	60,000	$24,987.50		
12/15/43	850,000	5.375%	-	$23,375.00	$108,363	
06/15/44	850,000	5.500%	65,000	$23,375.00		
12/15/44	785,000	5.500%	-	$21,587.50	$109,963	
06/15/45	785,000	5.500%	70,000	$21,587.50		
12/15/45	715,000	5.500%	-	$19,662.50	$111,250	
06/15/46	715,000	5.500%	75,000	$19,662.50		
12/15/46	640,000	5.500%	-	$17,600.00	$112,263	
06/15/47	640,000	5.500%	80,000	$17,600.00		
12/15/47	560,000	5.500%	-	$15,400.00	$113,000	
06/15/48	560,000	5.500%	80,000	$15,400.00		
12/15/48	480,000	5.500%	-	$13,200.00	$108,600	
06/15/49	480,000	5.500%	85,000	$13,200.00		
12/15/49	395,000	5.500%	-	$10,862.50	$109,063	
06/15/50	395,000	5.500%	90,000	$10,862.50		
12/15/50	305,000	5.500%	-	$8,387.50	$109,250	
06/15/51	305,000	5.500%	95,000	$8,387.50		
12/15/51	210,000	5.500%	-	$5,775.00	$109,163	
06/15/52	210,000	5.500%	100,000	$5,775.00		
12/15/52	110,000	5.500%	-	$3,025.00	$108,800	
06/15/53	110,000	5.500%	110,000	$3,025.00	$113,025	

Total	$1,615,000	$1,636,706	$3,251,706	

Pine Isle	
Community Development District	
Non-Ad Valorem Assessments Comparison	
2025-2026	

Neighborhood	O&M Units	Bonds Units	
Annual Maintenance Assessments	
Annual Debt Assessments	
Total Assessed Per Unit	
	
FY 2026	
FY2025	Increase/ (decrease)	
FY 2026	
FY2025	Increase/ (decrease)	
FY 2026	
FY2025	Increase/ (decrease)	

Single Family	

57	

57	

$173.68	

$173.68	

$0.00	

$1,563.16	

$1,563.16	

$0.00	

$1,736.84	

$1,736.84	

$0.00	
Townhomes	188	188	$173.68	$173.68	$0.00	$1,351.58	$1,351.58	$0.00	$1,525.26	$1,525.26	$0.00	
Villas	211	211	$173.68	$173.68	$0.00	$1,247.37	$1,247.37	$0.00	$1,421.05	$1,421.05	$0.00	

Annexed - Townhomes	
89	
89	
$173.68	
$173.68	
$0.00	
$1,339.11	
$1,339.11	
$0.00	
$1,512.79	
$1,512.79	
$0.00	
Total	545	545										

Page 8