Est. 2006; Located in Volusia County, Florida

Pioneer Birds Eye View of Lake

Note: Under Florida law, email addresses are public records. If you do not want your email address released in response to a public records request, do not send electronic mail to this entity. Instead, contact this office by phone or in writing.

Basic Information


The Pioneer Community Development District (“District”) is an independent special district, created pursuant to and existing under the provisions of Chapter 190, Florida Statutes, and was established on July 5, 2006. The District includes within its boundaries approximately 1,238 acres of land and will include single family detached units, single family attached units, multi-family housing and commercial mixed use.


District Annual Budgets

The District annually approves an operations and maintenance (“O&M”) budget, which outlines the expected general revenues and expenses for the District. There is no annual debt service budget since the District has yet to issue any indebtedness.


District Annual Non-Ad Valorem Assessments

The District is currently being funded by the Developer.


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


Florida Law requires that the District publish an annual meeting schedule for the fiscal year one time in a newspaper of general circulation in Volusia County. The Board may decide to cancel or reschedule any of its meetings or add meetings or workshops as items of business dictate. These new meetings will be advertised in the newspaper at least seven (7) days in advance, and agendas are available on the website a week prior to the meeting.

PFM Group Consulting LLC.

pfm logoPFM Group Consulting LLC has extensive experience providing consulting and management services to special districts located throughout Florida. Our firm provides services at every stage of a district’s life from establishment to full development. We offer Financial Advisory Services and District Management Services (including Administrative Services, Accounting, Minutes and Public Records Services, and Lien Book & Tax Roll Services) to over 50 CDDs throughout the state of Florida.

Orlando East Office

Address: 3501 Quadrangle Blvd., Suite 270
Orlando, FL 32817

Phone: (407) 723-5900
Fax: (407) 723-5901


  • Attend, record and conduct all regularly scheduled Board of Supervisors Meetings including landowners meetings.
  • Presentation of District’s annual budget in accordance with Chapter 190, Florida Statutes.
  • Ensure District is in compliance with administrative and financial reporting for Community Development Districts.
  • Correspond and communicate with Board of Supervisors and Staff to respond to the various needs of the District and Community.
  • Prepare agendas for circulation to the Board of Supervisors.
  • Prepare annual budget, financials, monthly disbursements.
  • Review annual insurance policy to ensure District maintains proper insurance coverage.

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

Vivian Carvalho
District Manager





General stock image of city street


The Board adopts the budget each year in accordance with a process outlined in the Florida Statutes. Each Fiscal Year runs from October 1 to September 30. The Board will first approve a proposed budget in the spring and will provide it to Volusia County at least 60 days before the budget hearing, at which time the Board will adopt the final budget and levy the resulting non-ad valorem assessments.

  • Fiscal Year 2019 Adopted Budget (PDF | RTF)
  • Fiscal Year 2020 Adopted Budget (PDF | RTF)
  • Fiscal Year 2021 Proposed Budget (PDF | RTF)
  • Fiscal Year 2021 Adopted Budget (PDF | RTF)
  • Fiscal Year 2022 Proposed Budget (PDF | RTF)
  • Fiscal Year 2022 Adopted Budget (PDF | RTF)
  • Fiscal Year 2022 Adopted Assessment Schedule (PDF | RTF)

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

General stock image of houses

Audited Financial Statements:

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

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


District Documents:

    • Ordinance of Establishment (PDF | RTF)
    • Fiscal Year 2021 Meeting Schedule (PDF | RTF)
    • Fiscal Year 2021 Assessment Schedule (PDF | RTF)
    • Fiscal Year 2022 Meeting Schedule (PDF) | (RTF)

Fiscal Year 2022 Meeting Agendas:


  • 10.18.21 Meeting Cancelled



  • 1.17.22 Meeting Cancelled


  • 4.18.22


  • 7.18.22

Fiscal Year 2021 Meeting Agendas:


  • 10-19-20 Meeting Cancelled





Fiscal Year 2020 Meeting Agendas:



  • 1-20-20 Cancelled



  • 7-20-20

contact info

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

District Manager:  Vivian Carvalho

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

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

send us a message

Questions or concerns relating to CDD facilities and programs:
Vivian Carvalho, District Manager
Email the District Manager

Florida Public Records Notice: Emails to and from Community Development District’s are public record according to Section 119 Florida Statutes. For more information, please see

Note: Under Florida law, email addresses are public records. If you do not want your email address released in response to a public records request, do not send electronic mail to this entity. Instead, contact this office by phone or in writing.

ADA Compliance Seal