Wilford Preserve 
Community Development District 
Supplemental Special Assessment Methodology Report 
for Assessment Area IV 
August 17, 2023 
Prepared by 
Governmental Management Services, LLC 

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Table of Contents 
1.0 Introduction 
1.1 Purpose .............................................................................................. 3 
1.2 Scope of the Assessment Methodology Report .......................... 3 
1.3 Special and General Benefits ........................................................ 4 
1.4 Organization of this Report ............................................................. 5 
2.0 Development Program for Assessment Area IV 
2.1 Overview ........................................................................................... 5 
2.2 The Development Program ............................................................ 5 
3.0 The Capital Improvement Program for Assessment Area IV 
3.1 Engineering Report .......................................................................... 5 
3.2 Capital Improvement Program …………………………………….6 
4.0 Financing Program for Assessment Area IV 
4.1 Overview ........................................................................................... 6 
4.2 Type of Special Assessment Bonds Proposed .............................. 7 
5.0 Assessment Methodology 
5.1 Overview ........................................................................................... 7 
5.2 Assigning Debt .................................................................................. 8 
5.3 Lienability Test: Special and Peculiar Benefit to the Property ... 9 
5.4 Lienability Test: Reasonable and Fair Apportionment of the 
Duty to Pay ..................................................................................... 10 
5.5 True-Up Mechanism Infrastructure .............................................. 11 
5.6 Assessment Roll……………………………………………………… 12 
5.7 Additional Information…………………………………………….. 12 
6.0 Appendix 
Table 1 Planned Development Program........................................... 13 
Table 2 Infrastructure Estimated Costs ................................................ 14 
Table 3 Series 2023 Bonds Financing Infrastructure. ......................... 15 
Table 4 Series 2023 Par Debt and Debt Service Allocation ............ 16 
Table 5 Legal Description of Lands ..................................................... 17 
Table 6 Preliminary Assessment Roll for Assessment Area IV …………18 

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1.0 Introduction 
1.1 Purpose 
This report provides a methodology for allocating the 
proposed debt to be incurred by the Wilford Preserve 
Community Development District (“CDD” or “District”) to 
properties in the single family residential section of the District 
referred to as Assessment Area IV (“Assessment Area IV”) and 
for allocating the estimated par amount of bonds being issued 
by the District to fund such infrastructure improvements (the 
“2023 Project”) described in the Supplemental Engineer’s 
Report, dated August 2, 2023 (the “Engineer’s Report”), and 
further supplements the adopted Master Special Assessment 
Methodology Report dated March 5, 2018. The proposed 
bonds will fund infrastructure improvements that will allow the 
development of the single-family residential property in 
Assessment Area IV. This methodology allocates the proposed 
debt to properties based upon the special benefits each 
receives from the 2023 Project. In this case the assessable 
property located within the District includes approximately 
86.55 acres located in Clay County (“the County”), Florida 
within Assessment Area IV. Assessment Area IV was annexed 
into the District following the approval of the Clay County 
Board of Commissioners on July 11, 2023. This report is designed 
to conform to the requirements of Chapters 190 and 170, 
Florida Statutes with respect to special assessments and is 
consistent with our understanding of the case law on this 
subject. 
1.2 Scope of the Assessment Methodology Report 
This Assessment Methodology Report (“Report”) presents the 
financing of the District’s capital requirements necessary to 
provide the community infrastructure improvements for the 
single-family residential development located within 
Assessment Area IV as described in the Engineer’s Report. This 
Report also describes the apportionment of benefits and 
special assessments resulting from the provision of the public 
improvements to the lands within Assessment Area IV. 

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1.3 Special Benefits and General Benefits 
Improvements undertaken by the District create special and 
peculiar benefits to the property, different in kind and degree 
than general benefits for properties within its borders as well as 
general benefits to the public at large. 
However, as discussed within this Report, these general 
benefits are incidental in nature and are readily distinguishable 
from the special and peculiar benefits which accrue to 
property within the District. The District’s infrastructure program 
enables properties within its boundaries to be developed. 
Without the District’s2023 Project, there would be no 
infrastructure to support development of land within 
Assessment Area IV. Without these improvements, state law 
would prohibit development of property within Assessment 
Area IV. 
There is no doubt that the general public, property owners, and 
property outside the District will benefit from the provision of 
District infrastructure included in the 2023 Project. However, 
these are incidental to the District’s 2023 Project for single 
family residential development, which is designed solely to 
provide special benefits peculiar to property within Assessment 
Area IV. Properties outside Assessment Area IV do not depend 
upon the 2023 Project for single family residential development 
as defined herein to obtain, or to maintain their development 
entitlements. This fact alone clearly distinguishes the special 
benefits which District properties receive compared to those 
lying outside of Assessment Area IV. Even though the exact 
value of the benefits provided by the District’s 2023 Project is 
difficult to estimate at this point, it is nevertheless greater than 
the costs associated with providing the same. 

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1.4 Organization of this Report 
Section Two describes the development program as proposed 
by the landowner of all lands within the District. 
Section Three provides a summary of the Capital Improvement 
Program for the single-family development area within 
Assessment Area IV as determined by the District Engineer. 
Section Four discusses the financing program for the District. 
Section Five introduces the Assessment Methodology. 
2.0 Development Program for Wilford Preserve 
2.1 Overview 
The Wilford Preserve development is designed as a planned 
mixed-use community, located within Clay County, Florida. 
The proposed land use within the District is consistent with Clay 
County’s Land Use and Comprehensive Plans. 
2.2 The Development Program 
The single-family residential development for Assessment Area 
IV as noted in Table 1 will consist of approximately 148 singlefamily 
homes. 
3.0 Assessment Area IV 
3.1 Engineering Report 
The single-family residential infrastructure costs to be funded by 
the Wilford Preserve CDD are determined by the District 
Engineer in the Engineer’s Report. Only infrastructure that may 

6 
qualify for bond financing by the District under Chapter 190, 
Florida Statutes, was included in these estimates. 
3.2 The 2023 Project 
The proposed 2023 Project to serve the Assessment Area IV 
consists of a stormwater management system, wastewater 
collection system, potable water and reuse distribution system, 
roadways and sidewalks, recreation areas, hardscape, entry 
features, landscaping and buffering, and an extension of 
Cheswick Oak Avenue. 
At the time of this writing, the total costs of the 2023 Project for 
Assessment Area IV single-family residential development 
according to the Engineer’s Report are projected at 
$8,011,625. Included in Table 2 are the estimated costs for the 
CIP in broad functional categories. It is anticipated the District 
will fund a portion of the projected costs and the balance will 
be funded by the Developer of Assessment Area IV pursuant 
to a completion agreement. 
4.0 Financing Program for Assessment Area IV 
4.1 Overview 
As noted above, the District is embarking on a program of 
capital improvements which will facilitate the development of 
additional single-family lands within Assessment Area IV. 
Construction of certain improvements of the 2023 Project will 
be funded by the Developer and acquired by the District 
under an agreement between the District and the Developer, 
and a portion will be funded directly by the District. The 
structure of financing presented below is preliminary and 
subject to change. 
The financing plan for the District in this report reflects the 
issuance of Special Assessment Bonds in the principal amount 
of $2,630,000 to fund a portion of the 2023 Project, as shown in 
Table 3. 

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4.2 Types of Special Assessment Bonds Proposed 
The Special Assessment Bonds project an issuance that will be 
repaid with thirty annual principal installments paid on May 1, 
beginning May 1, 2024 and maturing May 1, 2054, and with 
interest paid semiannually every May 1 and November 1. 
As detailed in the current financing plan, in order to finance a 
portion of the 2023 Project, the District will need to incur 
indebtedness in the total amount of approximately $2,630,000. 
The difference between the Bond debt and the amounts that 
will be available to fund portions of the 2023 Project is 
comprised of costs of issuance including underwriter’s discount 
and professional fees associated with debt issuance, 
capitalized interest, and a debt service reserve fund equal to 
one quarter of the maximum annual debt service. 
A summary of the financing is presented in Table 3 for the 2023 
Project. 
5.0 Assessment Methodology 
5.1 Overview 
Special Assessment Bonds provide the District with funds to 
construct a portion of the 2023 Project outlined in Section 3.2. 
These improvements lead to special and general benefits, with 
special benefits accruing generally to the properties within 
Assessment Area IV of the District and general benefits 
accruing to areas outside of Assessment Area IV being only 
incidental in nature. The debt incurred in financing a portion of 
the 2023 Project will be repaid by assessing properties that 
derive special and peculiar benefits from the 2023 Project. All 
properties that receive special benefits from the 2023 Project 
will be assessed. The Assessment Methodology is a three-step 
process for assigning benefit and debt. The first step is the 
determination of the 2023 Project by the engineer related to 

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the 2023 Project costs for the Assessment Area IV. Second the 
amount of bonds required to finance the 2023 Project is 
determined. Third and finally the debt required to finance the 
2023 Project will be allocated to the benefiting lands based 
upon a fair and reasonable estimate of benefit. 
5.2 Assigning Debt 
The current development plan for Assessment Area IV is for 148 
single-family residential homes however, the planned unit 
numbers and land use types may change. 
The 2023 Project to be funded, in part, by the District will 
include a stormwater management system, wastewater 
collection system, potable water and reuse distribution system, 
roadways and sidewalks, recreation areas, hardscape, entry 
features, landscaping and buffering, and an extension of 
Cheswick Oak Avenue. It has been determined that each 
residential lot will benefit from the 2023 Project on an 
equivalent residential unit (ERU) basis based on the average 
lot sizes planned within Assessment Area IV as outlined in Table 
4. Table 4 identifies the 50’ Lot as the base unit with an ERU 
factor of 1.0 and the 60’ lot with an ERU factor of 1.2, based 
upon the average size of the 50’ lot (60’ divided by 50’ equals 
1.2 ERUs). 
As the provision of the 2023 Project by the District will make the 
single-family residential lands in Assessment Area IV 
developable, the land will become more valuable to their 
owners. The increase in the value of the land provides the 
logical benefit of improvements that accrues to the 
developable parcels within Assessment Area IV of the District. 
The debt incurred by the District to fund a portion of the 2023 
Project is allocated to the properties receiving special benefits 

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on the basis of development intensity and density. The 
responsibility for the repayment of the District’s debt through 
assessments will ultimately be distributed in proportion to the 
special benefit peculiar to the land within Assessment Area IV. 
For the purpose of determining the special benefit accruing to 
the single-family residential lands within Assessment Area IV, 
the proposed 2023 Project costs have been allocated to each 
land use on an ERU basis. Initially, the 2023 Project assessments 
will be levied on the 86.55 gross acres within Assessment Area 
IV because at that juncture, every acre benefits equally from 
the2023 Project. As parcels are developed and platted/site 
plans approved the debt assessments will be assigned to each 
lot or development unit on an ERU basis. Specifically, each lot 
will be assigned debt assessments once it is certified as 
developed and platted and assigned a Clay County 
identifiable folio number. 
5.3 Lienability Test: Special and Peculiar Benefit to the Property 
As first discussed in Section 1.3, Special Benefits and General 
Benefits, improvements undertaken by the District create 
special and peculiar benefits to certain properties within 
Assessment Area IV. The District’s 2023 Project benefits 
properties within the Assessment Area IV and accrue to all 
assessable properties on an ERU basis. Improvements 
undertaken by the District can be shown to be creating special 
and peculiar benefits to the property. The special and peculiar 
benefits resulting from each improvement undertaken by the 
District are: 
a. Stormwater management improvements result in special 
and peculiar benefits such as the added use of the 
property, added enjoyment of the property, and likely 
increased marketability of the property. 
b. Roadways and sidewalks, including the extension of 
Cheswick Oak Avenue, result in special and peculiar 

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benefits such as the added use of the property, added 
enjoyment of the property, and likely increased 
marketability of the property. 
c. Wastewater collection, potable water, and reuse 
distribution systems result in special and peculiar benefits 
such as the added use of the property, and likely increased 
marketability and value of the property. 
d. Entry features including buffering, landscape and 
hardscape result in special and peculiar benefits such as 
the added use of the property, and likely increased 
marketability and value of the property. 
These special and peculiar benefits are real and 
ascertainable, but not yet capable of being precisely 
calculated and assessed in terms of numerical value, 
however, each is more valuable than either the cost of, or 
the actual assessment levied for, the improvement or debt 
allocated to the parcel of land. 
5.4 Lienability Test: Reasonable and Fair Apportionment of the 
Duty to Pay 
A reasonable estimate of the proportion of special and 
peculiar benefits received from the 2023 Project is 
delineated in Table 4 (expressed as Estimated Par Debt 
and Debt Service Allocation). 
The determination has been made that the duty to pay the 
non-ad valorem special assessments is fairly and reasonably 
apportioned because the special and peculiar benefits to the 
property derived from the acquisition and or construction of 
the District’s improvements (and the concomitant responsibility 
for the payment of the resultant and allocated debt) have 
been apportioned to the property according to reasonable 
estimates of the special and peculiar benefits provided 
consistent with the land use. 
Accordingly, no acre or parcel of property within the 
boundaries of the District will be liened for the payment of any 

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non-ad valorem special assessment more than the determined 
special benefit peculiar to that property. Further, the debt 
allocation will not be affected. 
In accordance with the benefit allocation for Infrastructure 
improvements in Table 4, a Par Debt per Unit has been 
calculated for each development unit type. This amount 
represents the per unit debt allocation assuming all 
anticipated units are built and sold in the planned single-family 
development and the entire proposed CIP for Assessment 
Area IV is developed and or acquired and financed by the 
District. 
Included on Table 5 is the legal description of the lands within 
the District’s boundaries referred to as Assessment Area IV 
which has been assigned debt to the gross acreage within 
Assessment Area IV. 
Table 6 is the Preliminary Assessment Roll for Assessment Area 
IV reflecting the projected debt to be allocated initially on an 
equal acreage basis to the 86.55 acres within Assessment Area 
IV. 
5.5 True-Up Mechanism - Master Infrastructure 
In order to assure that Assessment Area IV debt will not build 
up on the unsold acres, and to assure that the requirements 
that the non-ad valorem special assessments for the 2023 
Project will be constitutionally lienable on the property will 
continue to be met, the District shall determine the following: 
To assure that there will always be sufficient development 
potential remaining in the Assessment Area IV undivided 
property to assure payment of debt service after a plat or site 
plan approval, the following test will be applied. The test is that 
the debt per acre remaining on the unplatted land is never 
allowed to increase above its maximum debt per acre level. 
Initially, the maximum level of debt per acre is calculated as 

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the total amount of debt for the District’s 2023 Project for 
Assessment Area IV divided by the number of assessable acres 
in Assessment Area IV. In this case, it is $2,630,000 divided by 
86.55 acres equaling $30,387 per acre. Thus, if the initial debt 
level is $30,387 per acre, every time a plat or site plan approval 
is presented, the debt on the land remaining after the plat or 
site plan approval must remain at or below $30,387 per acre. 
If not, then in order for the Developer to receive a plat or site 
plan approval from Clay County, the Developer agrees that 
the District will require a density reduction payment so that the 
$30,387 per acre debt level is not exceeded 
5.6 Assessment Roll 
The District will initially distribute the liens across the property 
within the District boundaries on a gross acreage basis. As 
Assigned Property becomes known with certainty, most likely 
at the time of platting, the District will refine its allocation of 
debt assessments from a per acre basis to a per unit basis as 
shown in Table 4. 
5.7 Additional Information 
Governmental Management Services- North Florida, LLC 
(GMS) does not represent the District as a Municipal Advisor or 
Security Broker, nor is GMS LLC registered to provide such services 
as described in Section 15B of the Security and Exchange Act of 
1934, as amended. Similarly, GMS LLC does not provide the 
District with financial advisory services or offer investment advice. 
Certain information in this Report was provided by members of 
the District staff, the Developer or other professionals hired in 
conjunction with the bond issuance, GMS LLC makes no 
representation regarding the information provided by others. 

TABLE 1 
Wilford Preserve CDD 
Planned Development Program 
Assessment Area IV 
Number of 
Development Type : Planned Units 
Residential Single Family 148 
Total 148 
Prepared By 
Governmental Management Services, LLC

TABLE 2 
Wilford Preserve CDD 
Assessment Area IV Infrastructure 
Estimated Costs 
Total Cost 
Infrastructure Improvements : Estimates 
Stormwater Management System $1,453,660 
Wastewater Collection System $1,443,425 
Potable Water and Reuse Distribution System $1,557,105 
Roadways and Sidewalks $1,817,465 
Recreation Areas $222,600 
Hardscape, Entry Features, Landscape, and Buffering $100,000 
Cheswick Oak Ave Extension $1,417,370 
Total $8,011,625 
Information provided by Taylor & Whites, Inc Capital Improvement 
Plan Report dated August 2, 2023 . 
Prepared By 
Governmental Management Services, LLC

TABLE 3 
Wilford Preserve CDD 
Assessment Area IV 
Financing Estimates Infrastructure 
Series 2023 
Preliminary 
Bond Sizing 
Construction / Acquisition Fund $2,169,878 
Debt Service Reserve Fund (1) $85,875 
Capitalized Interest (2) $134,422 
Cost of Issuance (3) $239,825 
Total Par $2,630,000 
Principal Amortization Installments 30 
Estimated Rate 5.00% 
Estimated Par Amount $2,630,000 
Estimated Maximum Annual Debt Service $171,750 
(1) The Series 2023 DSRF is based on 50% of maximum annual debt service 
(2) Interest capitalized to 11/1/2024 
(3) Includes Underwriter's Discount of 2%. 
Prepared By 
Governmental Management Services, LLC

TABLE 4 
Wilford Preserve CDD 
Estimated Par Debt and Debt Service 
Allocation 
Series 2023 Series 2023 Series 2023 Series 2023 
Annual Annual Annual Annual 
Series 2023 Series 2023 Net Gross Net Gross 
Number of Lot ERU Total Improvement Costs Benefit Allocated Par Debt Assessment Assessment Assessment Assessment 
Development Type : Planned Units Size Factor ERUs by Product Type Per Unit Par Debt per Unit Allocated Allocated (1) per Unit per Unit (1) 
Residential Single Family - 50' Lot 128 50' 1.00 128 $6,746,632 $52,708.06 $2,214,737 $17,302.63 $144,631.58 $153,863.38 $1,129.93 $1,202.06 
Residential Single Family - 60' Lot 20 60' 1.20 24 $1,264,993 $63,249.67 $415,263 $20,763.16 $27,118.42 $28,849.38 $1,355.92 $1,442.47 
Total 148 152 $8,011,625 $2,630,000 $171,750.00 $182,712.77 
(1) include 2% collection costs of Clay County and maximum early payment discount of 4%. 
Prepared By 
Governmental Management Services, LLC 
------- - - - -

TABLE 5 
Wilford Preserve CDD 
Legal Description of Assessment Area IV 
Lands 
The 148 Lots reflecting the lands for the Assessment Area IV are included in parcel #09-04-25-007878-002-00 
owned by DFC Wilford 4, LLC 
Legal description for Assessment Area IV is attached along with a map depicting such area. 
Attachments: 
1. A legal description of assessment lands within the District subject to the 
Assessment Area IV Infrastructure lien. 
2. Map of Assessment Area IV boundaries.

TABLE 6 
Wilford Preserve CDD 
Preliminary Assessment Roll 
Assessment Area IV 
Parcel Acres 
Total Par 
Amount 
Par Amount 
per Acre 
Annual Debt 
Service 
Annual Debt 
Service Per 
Acre (1) 
09-04-25-007878-002-00 86.55 2,630,000.00 30,387.06 171,750.00 1,984.40 
(1) Annual Debt Service per Acres does not include the gross-up of 2% for collection costs and 4% for discounts for early payment allowed by Florida Law.

WILFORD PRESERVE COMMUNITY DEVELOPMENT DISTRICT 
Fiscal Year 2023 Summary of Assessment Receipts 

ASSESSED # UNITS 
ASSESSED 
SERIES 2019A 
DEBT ASMT 
(1) 
FY23 O&M 
ASMT (1) 
TOTAL 
ASSESSED 
DFC WILFORD LLC 138 163,701.31 128,319.53 292,020.85 
NET DIRECT INVOICE 138 1 63,701.31 1 28,319.53 2 92,020.85 

NET ASSESSMENTS TAX ROLL 307 3 57,920.42 2 85,463.34 6 43,383.75 

TOTAL NET ASSESSMENTS 445 5 21,621.73 4 13,782.87 9 35,404.60 

RECEIVED BALANCE DUE SERIES 2019A 
DEBT PAID O&M PAID TOTAL PAID 
DFC WILFORD LLC (0.00) 163,701.32 128,319.53 292,020.85 
TOTAL DUE / RECEIVED DIRECT ( 0.00) 1 63,701.32 1 28,319.53 2 92,020.85 

TAX ROLL DUE / RECEIVED (1,702.92) 3 58,867.77 2 86,218.90 6 45,086.67 

TOTAL DUE / RECEIVED (1,702.92) 5 22,569.09 4 14,538.43 9 37,107.52 

SUMMARY OF TAX ROLL RECEIPTS 
CLAY COUNTY DISTRIBUTION 
DATE 
RECEIVED 
AMOUNT 
RECEIVED 
SERIES 2019A 
DEBT 
RECEIPTS 
O&M 
RECEIPTS 
1 11/9/2022 947.27 526.98 420.29 
2 11/16/2022 - - - 
3 11/28/2022 50,873.74 28,301.54 22,572.20 
4 12/12/2022 503,478.27 280,089.68 223,388.59 
5 12/19/2022 50,564.40 28,129.45 22,434.95 
6 1/11/2023 4,167.17 2,318.24 1,848.93 
7 2/7/2023 23,155.66 12,881.71 10,273.95 
8 3/7/2023 2,062.10 1,147.17 914.93 
9 4/7/2023 2,957.88 1,645.50 1,312.38 
10 5/8/2023 - - - 
11 6/8/2023 4,424.92 2,461.62 1,963.30 
TAX CERTIFICATES 6/21/2023 2,455.26 1,365.88 1,089.38 
- - 
- - 
- - 
- - 
- - 
TOTAL TAX ROLL RECEIPTS 645,086.67 358,867.77 286,218.90 

(1)Series 2019A Debt and O&M due 50% 10/1/22, 25% due 2/1/23, and 25% due 5/1/23 

Series 2018B Bond Debt must be paid in full on a per lot basis upon sale 
to a builder/homeowner. Interest on remaining Debt Assessed due 50%