Downtown Doral South Community Development District
February 18, 2026

Seat 4: Francisco Bird – C.		
Seat 3: Jaime Mercado – V.C.		
Seat 5: Lidy Hernandez – A.S.		
Seat 1: Gerardo Cabral – A.S.		
Seat 2: Felix Bravo – A.S.		

Downtown Doral South
Community Development District
Agenda
Wednesday	Community Clubhouse
February 18, 2026	4651 N.W. 82nd Avenue Doral, Florida 8:30 a.m.		Join the meeting now
Meeting ID: 281 981 539 812 1 and Passcode: aZ7TE2ja
1 872-240-4685 and Phone Conference ID: 673 008 675#

Roll Call

Approval of Minutes of November 19, 2025 and January 21, 2026 Meetings – Page 3 and Page 7

Update on Parking Rules

Staff Reports
Attorney

Engineer

Field Manager – Monthly Report – Page 12

Manager

Financial Reports
Acceptance of Check Register – Page 23

Acceptance of Unaudited Financials – Page 27

Audience Comments – As per District’s rules, each speaker has 3 minutes to provide comments

Supervisors Requests
Adjournment

Meetings are open to the public and may be continued to a time, date and place certain. For more information regarding this CDD please visit the website: http://www.downtowndoralsouthcdd.com

MINUTES OF THE DOWNTOWN DORAL SOUTH
COMMUNITY DEVELOPMENT DISTRICT

The regular meeting of the Board of Supervisors of the Downtown Doral South Community Development District was held on Wednesday, January 21, 2025, at 8:30 a.m. at 4651 N.W. 82nd Avenue, Doral, Florida.

Present and constituting a quorum were:

Francisco Bird	Chairman (by phone)
Jamie Mercado	Vice Chairman
Gerardo Cabral	Assistant Secretary
Felix Bravo	Assistant Secretary

Also present were:
Scott Cochran	District Counsel
Ben Quesada	District Manager
Mayra Padilla	Governmental Management Services (by phone)
Rita Carbonell	Doral Public Works
Jose Leon	Doral Public Works

FIRST ORDER OF BUSINESS	Roll Call
Mr. Quesada called the meeting to order, called the roll and stated we have a quorum.

SECOND ORDER OF BUSINESS	Discussion	of	The	City	of
Doral’s Proposed Parking Permit Program
Mr. Quesada moved to The City of Doral’s proposed parking permit program and indicated this item had been discussed at a previous CDD Board meeting. He then gave a brief introduction stating they have been speaking internally with the City of Doral Public Works Department and there have been a few developments that the public works representatives would briefly describe.
Mr. Leon with the City of Doral Public Works gave a brief overview of the proposed parking permit program and passed out some information relating showing the permit

zones that were discussed at the recent community workshop. He indicated what it would look like in the future with street signs from the city. He also made some additional comments relating to the total inventory and what percentage would be available to permits and visitor parking.
Mr. Cochran also made a comment relating to different communities purchasing parking permits stating one of the legal issues was that the parking spaces that were still CDD owned would still need to be confirmed with the District engineer and the bond counsel. He also stated typically when bond funds are used to purchase District owned parking spaces, the funding comes from the Special Assessments Bonds which are tax exempt municipal bonds so they have to be open and available to the public and the District cannot restrict who can or cannot have access to those space which means they would be first come, first serve.
(At this point there was a lengthy discussion among the Board members, Mr. Quesada, Mr. Cochran, Mr. Leon and Ms. Carbonell relating to this item)(Mr. Quesada stated they would circulate to the Board members a draft of the parking enforcement rules for the CDD owned streets and parking spaces to be discussed at the next CDD Board meeting)(Mr. Cochran also stated the next step would be to reach out to The City of Doral Legal Counsel and see if they wanted to prepare the first draft of the agreement, or if they wanted CDD District Counsel to do that, and then reach out to bond counsel to get any additional answers as necessary)

THIRD ORDER OF BUSINESS	Approval	of	Minutes	of	the
October 8, 2025 and October
15, 2025 Meetings
Mr. Quesada presented the minutes from the October 8, 2025 and October 15, 2025 meetings and stated those were included in the agenda package. He then asked for any comments or corrections and upon hearing none, he asked for a motion to approve the minutes.

On MOTION by Mr. Bravo seconded by Mr. Cabral with all in favor, the Minutes of the October 8, 2025 and October 15, 2025 Meetings were approved.

FOURTH ORDER OF BUSINESS	Staff Reports
Mr. Quesada moved to staff reports and asked Mr. Cochran if he had anything to
report.

Attorney
Mr. Cochran stated he had nothing to report, other than getting the rules circulated to the Board by the end of the week, and he would be working with the city on the agreement.

Engineer
Mr. Quesada stated they already covered most of this report with the parking space discussion. He also mentioned they were still working with the vendor on the storm draining cleaning for Phase 1, and the vendor would compile a report to be presented to the Board at the next meeting.

Field Manager – Monthly Report
Mr. Quesada moved to item C under staff reports, field manager, and asked Ms.
Padilla if she had anything to report to the Board.
Ms. Padilla stated she didn’t have anything to report other than, the pressure cleaning was completed which was included on page 10 in the field report. She also stated she did an inspection of the area and it look pretty good to her team. She then asked if the Board had any comments or questions on the field report. (The Board had no questions at this time)
Mr. Quesada also made an additional comment on the 4 royal palms that were lost in the community and he would be meeting with Power X right after the meeting to discuss that. Mr. Quesada also mentioned the tree trimming service in the community would start this coming week for all the palms and all the hardwoods.

Manager
Mr. Quesada stated he had nothing to report under the manager.

FIFTH ORDER OF BUSINESS	Financial Reports
Acceptance of Check Register
Acceptance of Unaudited Financials
Mr. Quesada presented the check register and the unaudited financials and asked for any questions or comments. Upon not hearing any, he asked for a motion to accept the financial reports.

On MOTION by Mr. Cabral seconded by Mr. Mercado with all in favor, the Check Register and the Unaudited Financials were approved.

SIXTH ORDER OF BUSINESS	Audience Comments – As per
District’s rules, each speaker has 3 minutes to provide comments
Mr. Quesada then asked if there were any audience comments and stated there was no audience at this time for any comments.
SEVENTH ORDER OF BUSINESS	Supervisors Requests
Mr. Quesada asked if there were any Supervisor’s requests at this time. (There were no comments)

EIGHTH ORDER OF BUSINESS	Adjournment
Mr. Quesada asked for a motion to adjourn the meeting.

On MOTION by Mr. Cabral seconded by Mr. Bravo with all in favor, the Meeting was adjourned.

Secretary /Assistant Secretary	Chairman / Vice Chairman

MINUTES OF THE DOWNTOWN DORAL SOUTH
COMMUNITY DEVELOPMENT DISTRICT

The special meeting of the Board of Supervisors of the Downtown Doral South Community Development District was held on Wednesday, November 19, 2025, at 6:30
p.m. at 4651 N.W. 82nd Avenue, Doral, Florida.

Present and constituting a quorum were:

Francisco Bird	Chairman
Jamie Mercado	Vice Chairman
Lidy Hernandez	Assistant Secretary
Gerardo Cabral	Assistant Secretary
Felix Bravo	Assistant Secretary

Also present were:
Scott Cochran	District Counsel
Ben Quesada	District Manager
Juliana Duque	Governmental Management Services (by phone)
Mayra Padilla	Governmental Management Services (by phone)
Terry Glynn	Governmental Management Services (by phone)
Rebecca Lon	HOA Manager (Canarias/Tahiti)
Leticia Suarez	HOA Manager (Urbana) (by phone)
Jonathan Goldstein	Counsel for Urbana at Residences at Downtown
Doral Neighborhood Association, Inc.
Several residents and members of the public at large (in-person and by phone)

FIRST ORDER OF BUSINESS	Roll Call
Mr. Quesada called the meeting to order, called the roll and stated we have a quorum.

SECOND ORDER OF BUSINESS	Audience	Comments	–	As	per
District’s rules, each speaker has 3 minutes to provide comments
(This item was addressed later in the meeting)

Mr. Quesada indicated he would move down the agenda to a couple of procedural items needing Board approval first before moving on with the other agenda items.

THIRD ORDER OF BUSINESS	Approval	of	Minutes	of	the
September  17,  2025  and
September 24, 2025 Meetings
Mr. Quesada then presented the minutes from the September 17, 2025 and September 24, 2025 meetings and stated those were included in the agenda package. He then asked for any comments or corrections and upon hearing none, he asked for a motion to approve the minutes.

On MOTION by Mr. Cabral seconded by Mr. Bird with all in favor, the Minutes of the September 17, 2025 and September 24, 2025 Meetings were approved.

SEVENTH ORDER OF BUSINESS	Financial Reports
Acceptance of Check Register
Acceptance of Unaudited Financials
Mr. Quesada presented the check register and the unaudited financials and asked for any questions or comments. Upon not hearing any, he asked for a motion to accept the financial reports.

On MOTION by Mr. Cabral seconded by Mr. Bird with all in favor, the Check Register and the Unaudited Financials were approved.

SIXTH ORDER OF BUSINESS	Staff Reports
Field Manager – Monthly Report
Mr. Quesada then moved to item C under staff reports, field manager, included in the agenda on page 76 and stated they were 5 streetlight fixtures reported as damaged by one of the HOA managers so he had those repaired electrically, however, some of those fixtures appeared to be damaged and needed to be replaced. Mr. Quesada then gave some historical background relating ordering these particular streetlight fixtures stating there were not a lot of suppliers who sold them. He then stated the price per each one would be $1,985 and he could find only one supplier in Miami-Dade County that had those

fixtures available.	Mr. Quesada also stated there were enough funds in the field, O&M budget to absorb the cost of these replacements.
He then asked for any comments or questions, and upon hearing none, asked for a motion to approve estimate#2025-1022.

On MOTION by Mr. Bravo seconded by Mr. Bird with all in favor, accepting Estimate #2025-1022 from Ortiz Construction to replace 5 damaged streetlight fixtures in an amount not to exceed $11,925 was approved.

FOURTH ORDER OF BUSINESS	(DERM) Discussion and Follow-
up on Urbana III, Residences at Downtown Doral meeting (COM-99029)
(This item was addressed later in the meeting)

FIFTH ORDER OF BUSINESS	Discussion of:
Homeowner’s Association Leadership Regarding the Potential Clubhouse Purchase
Mr. Quesada moved to item No. 5A, discussion of homeowner’s association leadership regarding the potential clubhouse purchase stating he had invited the Board members from Urbana, Canarias and Tahiti to attend today’s meeting to address their concerns and a letter was also provided in the agenda as well.
(At this point there was a lengthy discussion among the Board members, Mr. Cochran, Mr. Quesada, and the HOA Board members who attended the meeting relating to the letter, the PSA, the appraisal, and the engineering inspections)

Mr. Quesada asked the Board if they would like to open the floor to any public comments relating to the discussion of the clubhouse purchase. (The Board agreed to take public comments at this time)

SECOND ORDER OF BUSINESS	Audience	Comments	–	As
per District’s rules, each speaker has 3 minutes to provide comments (Cont.)
Mr. Quesada then asked if anyone had any public comment they wished to make at this time and reminded everyone there was a 3 minute limit for any public comment.

(At this point public comments were taken)(Ms. Rebecca Lon made a few comments at this time, as well as other residents who attended the meeting)(There was further discussion among the Board members, Mr. Cochran, Mr. Quesada, Ms. Duque, Mr. Goldstein and the attending audience relating to the PSA and the earlier discussions at this meeting)(The Board requested the District Manager to attend the Master HOA meeting on 12-8-25 at 6pm to clarify any concerns or questions they have, and also reach out to the club owners in January, 2026 to find out what would be required to resume negotiations)
FOURTH ORDER OF BUSINESS	(DERM) Discussion and Follow-
up on Urbana III, Residences at Downtown Doral meeting (COM-99029)(Cont.)
Mr. Quesada moved back to item No. 4, (DERM) Discussion and follow-up on Urbana III, Residences at Downtown Doral meeting (COM-99029) and gave a brief summary of this item indicating this was included in the agenda on page 14.
(At this point there was a discussion among the Board members and Mr. Quesada relating to this item)

FIFTH ORDER OF BUSINESS	Discussion of: (Cont.)
The City of Doral’s Proposed Parking Permit Program
Mr. Quesada moved on to The City of Doral’s proposed parking permit program and asked if the Board had any questions or comments for District counsel relating to the program or if there was anything they wished to communicate to the City of Doral’s attorney based on the program. Mr. Quesada also stated the CDD would also need to adopt certain parking rules through the rulemaking process to make them enforceable.
(At this point there was a lengthy discussion among the Board members, District staff, and Mr. Cochran relating to this item)(The Board requested staff to invite a Doral Public Works representative to attend the January 21, 2026 CDD Board meeting)

SIXTH ORDER OF BUSINESS	Staff Reports (Cont.)
Mr. Quesada moved to staff reports and asked Mr. Cochran if he had anything to
report.

Attorney
Mr. Cochran stated he had nothing to report.

Engineer
Mr. Quesada stated there was nothing to report under the engineer.

Field Manager – Monthly Report
(This item was addressed earlier in the meeting)

Manager
Mr. Quesada stated he had nothing to report under the manager.

SEVENTH ORDER OF BUSINESS	Financial Reports (Cont.)
Acceptance of Check Register
Acceptance of Unaudited Financials
(This item was addressed earlier in the meeting)

EIGHTH ORDER OF BUSINESS	Supervisors Requests
Mr. Quesada asked if there were any Supervisor’s requests at this time. (There were no comments)

NINTH ORDER OF BUSINESS	Adjournment
Mr. Quesada asked for a motion to adjourn the meeting.

On MOTION by Mr. Bravo seconded by Mr. Mercado with all in favor, the Meeting was adjourned.

Secretary /Assistant Secretary	Chairman / Vice Chairman

DOWNTOWN DORAL SOUTH CDD

FIELD REPORT

February 18, 2026

Governmental Management Services-South Florida, LLC

Landscaping

Equator Landscaping provided mow services on January 6th and January 27th.
Equator conducted wet checks in all Paseos on January 12th and January 28th . Miami-Dade WASD bills quarterly.
Equator Landscaping provided weed control services on January 8th.
Detail trimming services were provided on January 22nd.
Porter services were provided on a weekly basis on Monday, Wednesday, Thursday, Friday, and Saturday as per the contract.
Landscaping fertilization/pest control services completed by Power X.

Governmental Management Services-South Florida, LLC 5385 N. Nob Hill Road Sunrise, FL 33351

Governmental Management Services-South Florida, LLC 5385 N. Nob Hill Road Sunrise, FL 33351

 

Governmental Management Services-South Florida, LLC 5385 N. Nob Hill Road Sunrise, FL 33351

Lake Maintenance

Maintenance provided to the lake September January 15, 2026, as indicated by Lake Doctors. Please see attached lake inspection reports, Exhibit A.
Weeds in littoral plant bed are treated on a monthly basis.
All three lake fountains operating per most recent inspections.

Governmental Management Services-South Florida, LLC 5385 N. Nob Hill Road Sunrise, FL 33351

Fountains Maintenance

Five fountains are being serviced three times a week by Ortiz Construction.

Governmental Management Services-South Florida, LLC 5385 N. Nob Hill Road Sunrise, FL 33351

Playground

Before	After

Playground awning has some patches and was observed to be in satisfactory condition per last inspection.
Playground signs were cleaned.

Governmental Management Services-South Florida, LLC 5385 N. Nob Hill Road Sunrise, FL 33351

Field Maintenance

Paseo structures are in satisfactory condition per latest inspections.

Governmental Management Services-South Florida, LLC 5385 N. Nob Hill Road Sunrise, FL 33351

Tree Trimming

District wide tree trimming commenced February 9, 2026.

Governmental Management Services-South Florida, LLC 5385 N. Nob Hill Road Sunrise, FL 33351

Exhibit A
Lake service reports from The Lake Doctors.

Governmental Management Services-South Florida, LLC 5385 N. Nob Hill Road Sunrise, FL 33351

Exhibit B

Governmental Management Services-South Florida, LLC 5385 N. Nob Hill Road Sunrise, FL 33351

Downtown Doral South
COMMUNITY DEVELOPMENT DISTRICT

Check Register
Fiscal Year 2026

Date	check #'s		Amount		

1/1-1/31	
1079-1094	
$		
330,329.18	
	TOTAL	$		330,329.18	

AP300R	YEAR-TO-DATE ACCOUNTS PAYABLE PREPAID/COMPUTER CHECK REGISTER	RUN	2/10/26	PAGE	1
*** CHECK DATES 01/01/2026 - 01/31/2026 ***	DOWNTOWN DORAL SOUTH - GF
BANK A DOWNTDOWN DORAL SOUT
CHECK	VEND#	.....INVOICE..... ...EXPENSED TO...		VENDOR NAME	STATUS	AMOUNT	....CHECK..... DATE			DATE	INVOICE	YRMO	DPT ACCT# SUB	SUBCLASS				AMOUNT	#
1/05/26 00019	1/05/26 01052026 202601 300-20700-10000	*	43,787.12
TRANSFER OF TAX RECEIPTS
DOWNTOWN DORAL SOUTH CDD	43,787.12 001079
- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -
1/05/26 00029	1/05/26 01052026 202601 300-20700-10000	*	55,435.79

DOWNTOWN	DORAL	SOUTH	CDD	55,435.79	001080	
- - - - - - - -	- - - - - - - - -	- - - - - - - - - - - - - -	- - -	- - -	- -	-	-	-	-	-	-	-	- -	-	-	-	-	-	- - - - -	- - - - -	- - -	
1/05/26 00021	12/30/25	DEC 25	202512 320-53800-43000	*	2,143.61	
DEC 25	- ELECTRIC	
12/30/25	DEC 25	202512 320-53800-43001	*	1,333.96	
DEC 25	- ELECTRIC	
			FPL																		3,477.57	001081	
- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -	-	-	-	-	-	- - - - - - - - - - - - -	
1/05/26 00001	1/01/26 190	202601 320-53800-34000	*						1,974.92	

		
	1/01/26	
	1/01/26	
	1/01/26	
	1/01/26	
	1/01/26	

*	4,083.50		
*	238.50			
*	114.50			
*	7.40			
*	3.00			

TRANSFER OF TAX RECEIPTS

			

JAN	26	- FIELD SERVICES	
191	202601 310-51300-34000	
JAN	26	- MGMT FEES	
191	202601 310-51300-31300	
JAN	26	- DISSEMINATION	
191	202601 310-51300-49500	
JAN	26	- WEBSITE ADMIN	
191	202601 310-51300-42000	
JAN	26	- POSTAGE	
191	202601 310-51300-42500	
JAN	26	- COPIES	
GMS-SF, LLC	6,421.82 001082
- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -
1/05/26 00028	1/01/26 336908B	202601 320-53800-46800	*	879.00

THE LAKE	DOCTORS, INC.	879.00	001083	
- - - - - - - -	- - - - - - - - -	- - - - - - - - - - - - - -	- - - - - - -	-	-	-	-	-	-	-	-	- -	-	-	-	-	-	-	- - - -	- - - - -	- - -	
1/05/26 00048	9/30/25	IN52518	202509 310-51300-48000	*	320.01	
NOTICE	OF SPECIAL MEETING	
9/30/25	IN52519	202509 310-51300-48000	*	368.72	
NOTICE	OF SPECIAL MEETING	
11/30/25	IN88744	202511 310-51300-48000	*	334.62	
NOTICE	OF SPECIAL MEETING	

JAN 26 - WATER MGMT

MCCLATCHY COMPANY LLC	1,023.35 001084
- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -
1/05/26 00043 12/12/25 1114902	202512 320-53800-46300	*	3,550.00
DEC 25 - FERT MONTHLY
POWERX	3,550.00 001085
- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -
1/13/26 00008	1/07/26 8937	202512 310-51300-31100	*	732.50
DEC 25 - ENGINEERING SVC
ALVAREZ ENGINEERS, INC.	732.50 001086
- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -

AP300R	YEAR-TO-DATE ACCOUNTS PAYABLE PREPAID/COMPUTER CHECK REGISTER	RUN	2/10/26	PAGE	2
*** CHECK DATES 01/01/2026 - 01/31/2026 ***	DOWNTOWN DORAL SOUTH - GF
BANK A DOWNTDOWN DORAL SOUT
CHECK	VEND#	.....INVOICE..... ...EXPENSED TO...		VENDOR NAME	STATUS	AMOUNT	....CHECK..... DATE			DATE	INVOICE	YRMO	DPT ACCT# SUB	SUBCLASS				AMOUNT	#
1/13/26 00019	1/13/26 01132026 202601 300-20700-10000	*	22,061.90
TRANSFER OF TAX RECEIPTS
DOWNTOWN DORAL SOUTH CDD	22,061.90 001087
- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -
1/13/26 00029	1/13/26 01132026 202601 300-20700-10000	*	36,453.67
TRANSFER OF TAX RECEIPTS
DOWNTOWN DORAL SOUTH CDD	36,453.67 001088
- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -
1/13/26 00022	1/02/26 342549	202601 320-53800-46200	*	25,816.00
JAN 26 - LANDSCAPE MAINT
1/02/26 342549	202601 320-53800-46701	*	2,900.00
IRRIGATION REPAIRS
1/06/26 342551	202601 320-53800-46301	*	45,528.00
60% DEP ANNUAL TREE TRIM
EQUATOR LANDSCAPING	74,244.00 001089
- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -
1/13/26 00021	1/02/26 08151-83 202512 320-53800-43000	*	443.68
DEC 25 - ELECTRIC
FPL	443.68 001090
- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -
1/13/26 00047 11/22/25 INV22397 202511 320-53800-49000	*	10,776.00
HOLIDAY PROGRAM 2025
HOLIDAY OUTDOOR DECOR	10,776.00 001091
- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -
1/13/26 00016	1/05/26 03236052 202512 320-53800-43100	*	6,491.91
4780 NW 85TH SVE
1/05/26 94145257 202512 320-53800-43100	*	8,237.17
8351X NW 51ST TER
1/05/26 94932423 202512 320-53800-43100	*	30,513.70
4651X NW 82ND AVE
MIAMI-DADE WATER & SEWER DEPARTMENT	45,242.78 001092
- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -
1/13/26 00027	1/12/26 29958	202512 320-53800-46600	*	850.00
REPLC VOLT PUMP FILTER
1/12/26 29958	202512 320-53800-46600	*	375.00
REP PAVERS
1/12/26 29958	202512 320-53800-46600	*	675.00
INSP/REP ELEC SYSTEM SL
1/12/26 29958	202512 320-53800-46600	*	1,450.00
DEC 25 - FOUNTAIN MAINT
ORTIZ CONSTRUCTION SERVICES	3,350.00 001093
- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -
1/13/26 00056 12/19/25 19480	202512 320-53800-46400	*	7,500.00
PW- PINK SIDEWALKS/SWALES
12/19/25 19481	202512 320-53800-46400	*	14,950.00
PW-PAVERS/SWALES/MEDIAN
PEOPLE'S CHOICE PRESSURE	22,450.00 001094
- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -
TOTAL FOR BANK A	330,329.18

AP300R	YEAR-TO-DATE ACCOUNTS PAYABLE PREPAID/COMPUTER CHECK REGISTER	RUN	2/10/26	PAGE	3
*** CHECK DATES 01/01/2026 - 01/31/2026 ***	DOWNTOWN DORAL SOUTH - GF
BANK A DOWNTDOWN DORAL SOUT
CHECK	VEND#	.....INVOICE..... ...EXPENSED TO...		VENDOR NAME	STATUS	AMOUNT	....CHECK..... DATE			DATE	INVOICE	YRMO	DPT ACCT# SUB	SUBCLASS				AMOUNT	#

TOTAL FOR REGISTER	330,329.18

DDS0 DWNTWN DRL SOU PPOWERS

Downtown Doral South
Community Development District

Unaudited Financial Reporting
January 31, 2026

Table of Contents

1		Balance Sheet	

2-3	
	General Fund	

4	
	Debt Service Fund Series 2018 Area 1	

5	
	Debt Service Fund Series 2018 Area 2	

6	
	Capital Projects Fund Area 1	

7	
	Capital Projects Fund Area 2	

8-9	
	Month to Month	

10	
	Long Term Debt Report	

11	
	Assessment Receipt Schedule	

Combined Balance Sheet January 31, 2026

General
Fund

Debt Service
Funds

Capital Projects
Funds

Totals
Governmental Funds

Assets:
Cash:
Operating Account	

$	149,943	

$	

-	

$	

-	

$	149,943	
Due from General Fund	-		2,428			-	2,428	

Investments:
State Board of Administration	

4,228,777	

-	

-	

4,228,777	

Series 2018 Area 1			
-	
Reserve	-	551,560	-	551,560	
Caiptal Interest	-	0	-	0	
Interest	-	231	-	231	
Revenue	-	1,154,904	-	1,154,904	
Sinking Fund	-	169	-	169	
Acq & Construction	-	-	25,995	25,995	
Cost Of Issuance	-	-	10	10	

Series 2018 Area 2	-
Reserve	-	721,247	-	721,247	
Caiptal Interest	-	6	-	6	
Interest	-	145	-	145	
Revenue	-	1,698,619	-	1,698,619	
Prepayment		40	40	
Sinking Fund	-	362	-	362	
Acq & Construction	-	-	11,758	11,758	
Cost Of Issuance	-	-	6	6	
Total Assets	$	4,378,720	$	4,129,711	$	37,769	$	8,546,200	

Liabilities:
Accounts Payable	

$	20,246	

$	-	$	-	$	20,246	
Due to Debt Service	2,428	-	-	2,428	
Due to Other	-	-	-	-	
Total Liabilites	$	22,674	$	-	$	-	$	22,674	

Fund Balance:
Restricted for:			
Debt Service - Series	$	-	$	4,129,711		$	4,129,711	
Capital Project - Series			37,769	37,769	
Assigned for:	
Capital Reserve Fund
Capital Reserves	
-	
-	-
-	-
-	
Unassigned	4,356,046	-	-	4,356,046	
Total Fund Balances	$	4,356,046	$	4,129,711	$	37,769	$	8,523,526	

Total Liabilities & Fund Balance	
$	4,378,720	
$	4,129,711	
$	37,769	
$	8,546,200	

Adopted	Prorated Budget	Actual	
Budget	Thru 01/31/26	Thru 01/31/26	Variance	

Revenues:		
Special Assessments - On Roll	$	1,623,599	$	1,426,171	$	1,426,171	$	-	
Interest Income	53,500	17,833	48,793	30,959	
Total Revenues	$	1,677,099	$	1,444,004	$	1,474,964	$	30,959	

Expenditures:					
General & Administrative:					
Engineering	$	60,000	$	20,000	$	4,018	$	15,983	
Engineering - DERM	-	$	-	-	-	
Attorney	40,000	13,333	10,605	2,728	
Special Counsel - DERM	8,500	-	140	(140)	
Annual Audit	8,100	8,100	-	8,100	
Assessment Roll	5,350	5,350	5,350	-	
Arbitrage Rebate	1,100	-	-	-	
Dissemination Agent	2,862	954	954	-	
Trustee Fees	10,000	-	-	-	
Management Fees	49,002	16,334	16,334	-	
Website Maintenance	1,374	458	458	-	
Telephone	-	-	-	-	
Postage & Delivery	1,000	333	624	(291)	
Insurance General Liability	7,400	7,400	7,551	(151)	
Printing & Binding	500	167	163	3	
Legal Advertising	5,000	1,667	335	1,332	
Other Current Charges	750	250	90	160	
Office Supplies	350	117	-	117	
Dues, Licenses & Subscriptions	175	175	175	-	
Total General & Administrative	$	201,463	$	74,638	$	46,796	$	27,842	

Adopted	Prorated Budget	Actual	
Budget	Thru 01/31/26	Thru 01/31/26	Variance	

Operations & Maintenance		
Field Expenditures		
Field Management	$	23,699	$	7,900	$	7,900	$	(0)	
Electric - Street Lighting	36,000	12,000	14,128	(2,128)	
Electric - Fountains	50,000	16,667	5,304	11,363	
Irrigation-Potable Water	125,000	41,667	45,243	(3,576)	
Property Insurance	34,850	11,617	-	11,617	
Pest Control	50,000	16,667	-	16,667	
Landscape Maintenance	310,000	103,333	103,264	69	
Landscape Replacement	200,000	66,667	31,470	35,197	
Royal Palm Treatment	120,000	40,000	45,528	(5,528)	
Pressure Cleaning - Overall	75,000	44,900	44,900	-	
General Maintenance	125,000	41,667	22,813	18,854	
Wall Maintenance	10,000	3,333	-	3,333	
Fountain Maintenance	17,500	5,833	6,000	(167)	
Lake Fountain Maintenance	8,000	2,667	-	2,667	
Irrigation Maintenance	36,000	12,000	-	12,000	
Lake Maintenance	28,306	9,435	4,237	5,198	
Drainage Maintenance	100,000	33,333	-	33,333	
Fertilization	45,000	15,000	14,200	800	
Irrigation Repairs	20,000	6,667	13,450	(6,783)	
Maintenance Personnel	41,600	13,867	-	13,867	
Wall Painting Reserve	50,000	16,667	-	16,667	
Reserves	156,800	52,267	-	52,267	
Contingency	31,430	10,477	12,413	(1,937)	
Subtotal Field Expenditures	$	1,694,185	$	584,628	$	370,849	$	213,779	
					
Total Expenditures	$	1,895,648	$	659,266	$	417,645	$	241,621	
					
Excess (Deficiency) of Revenues over Expenditures	$	(218,549)	$	784,738	$	1,057,319	$	272,580	
					
Net Change in Fund Balance	$	(218,549)	$	784,738	$	1,057,319	$	272,580	
					
Fund Balance - Beginning	$	218,549		$	3,298,727		
					
Fund Balance - Ending	$	-		$	4,356,046		

Revenues:					
Special Assessments - On Roll	$	1,136,448	$	1,015,804	$	1,015,804	$	-	
Interest Income	-	-	11,758	11,758	
Total Revenues	$	1,136,448	$	1,015,804	$	1,027,563	$	11,758	

Expenditures:					
Interest Expense - 11/1	$	386,558	$	386,558	$	386,558	$	-	
Interest Expense - 5/1	386,558	-	-	-	
Principal Expense - 05/1	375,000	-	-	-	
Total Expenditures	$	1,148,115	$	386,558	$	386,558	$	-	
					
Excess (Deficiency) of Revenues over Expenditures	$	(11,667)	$	629,247	$	641,005	$	11,758	

Other Financing Sources/(Uses):					
Transfer In/(Out)	$	-	$	-	-	$	-	
Total Other Financing Sources/(Uses)	$	-	$	-	$	-	$	-	
					
Net Change in Fund Balance	$	(11,667)	$	629,247	$	641,005	$	11,758	
					
Fund Balance - Beginning	$	533,187		$	1,066,921		
					
Fund Balance - Ending	$	521,520		$	1,707,927		

Revenues:					
Special Assessments - On Roll	$	1,482,906	$	1,292,203	$	1,292,203	$	-	
Interest Income	-	-	26,698	26,698	
Total Revenues	$	1,482,906	$	1,292,203	$	1,318,901	$	26,698	

Expenditures:					
Interest Expense - 12/15	$	484,844	$	484,738	$	484,738	$	-	
Interest Expense - 12/15	470,000	470,000	470,000	-	
Principal Expense - 06/15	474,856	-	-	-	
Total Expenditures	$	1,429,700	$	954,738	$	954,738	$	-	
					
Excess (Deficiency) of Revenues over Expenditures	$	53,206	$	337,465	$	364,164	$	26,698	

Other Financing Sources/(Uses):					
Transfer In/(Out)	$	-	$	-	-	$	-	
Total Other Financing Sources/(Uses)	$	-	$	-	$	-	$	-	
					
Net Change in Fund Balance	$	53,206	$	337,465	$	364,164	$	26,698	
					
Fund Balance - Beginning	$	1,046,893		$	2,057,621		
					
Fund Balance - Ending	$	1,100,099		$	2,421,785		

Revenues

Interest Income	

$	

-	$	

-	$	

4	

$	

4	
Total Revenues	$	-	$	-	$	4	$	4	

Expenditures:

Capital Outlay	

$	

-	$	

-	$	

-	

$	

-	
Total Expenditures	$	-	$	-	$	-	$	-	
							
Excess (Deficiency) of Revenues over Expenditures	$	-	$	-	$	4	$	4	

Other Financing Sources/(Uses)

Transfer In/(Out)	

$	

-	$	

-	$	

-	

$	

-	
Total Other Financing Sources (Uses)	$	-	$	-	$	-	$	-	
							
Net Change in Fund Balance	$	-	$	-	$	4	$	4	

Fund Balance - Ending	$	-	$	26,006

Fund Balance - Beginning	$	-	$	26,001

Revenues

Interest Income	

$	

-	$	

-	$	165	

$	165	
Total Revenues	$	-	$	-	$	165	$	165	

Expenditures:

Capital Outlay	

$	

-	$	

-	$	990	

$	(990)	
Total Expenditures	$	-	$	-	$	990	$	(990)	
					
Excess (Deficiency) of Revenues over Expenditures	$	-	$	-	$	(825)	$	(825)	

Other Financing Sources/(Uses)

Transfer In/(Out)	

$	

-	$	

-	$	-	

$	-	
Total Other Financing Sources (Uses)	$	-	$	-	$	-	$	-	
					
Net Change in Fund Balance	$	-	$	-	$	(825)	$	(825)	
					
Fund Balance - Beginning	$	-	$	12,589		
					
Fund Balance - Ending	$	-	$	11,764		

	Oct	Nov	Dec	Jan	Feb	March	April	May	June	July	Aug	Sept	Total	

Revenues:														
Special Assessments - On Roll	$	-	$	267,712  $	1,119,662  $	38,796	$	1,426,171	
Special Assessments - Direct Interest Income	-		-		-		- 12,249	10,932		11,716		13,896	-	-	-	-	-	-	-	-	-
-	-	-	-	-	-	-	-	48,793	
Total Revenues	$	12,249  $	278,644  $	1,131,378  $	52,692	$	-	$	-	$	-	$	-	$	-	$	-	$	-	$	-	$	1,474,964	

Expenditures:			
General & Administrative:			
Engineering	$	1,565  $	1,720  $	733  $	-	$	-	$	-	$	-	$	-	$	-	$	-	$	-	$	-	$	4,018	
Engineering - DERM	-	-	-	-		-	-	-	-	-	-	-	-	-	
Attorney	6,720	2,715	1,170	-		-	-	-	-	-	-	-	-	10,605	
Special Counsel - DERM	140	-	-	-		-	-	-	-	-	-	-	-	140	
Annual Audit	-	-	-	-		-	-	-	-	-	-	-	-	-	
Assessment Roll	5,350	-	-	-		-	-	-	-	-	-	-	-	5,350	
Arbitrage Rebate	-	-	-	-		-	-	-	-	-	-	-	-	-	
Dissemination Agent	239	239	239	239		-	-	-	-	-	-	-	-	954	
Trustee Fees	-	-	-	-		-	-	-	-	-	-	-	-	-	
Management Fees	4,084	4,084	4,084	4,084		-	-	-	-	-	-	-	-	16,334	
Website Maintenance	115	115	115	115		-	-	-	-	-	-	-	-	458	
Telephone	-	-	-	-		-	-	-	-	-	-	-	-	-	
Postage & Delivery	555	1	14	54		-	-	-	-	-	-	-	-	624	
Insurance General Liability	7,551	-	-	-		-	-	-	-	-	-	-	-	7,551	
Printing & Binding	160	-	-	3		-	-	-	-	-	-	-	-	163	
Legal Advertising	-	335	-	-		-	-	-	-	-	-	-	-	335	
Other Current Charges	36	45	9	-		-	-	-	-	-	-	-	-	90	
Office Supplies	-	-	-	-		-	-	-	-	-	-	-	-	-	
Dues, Licenses & Subscriptions	175	-	-	-		-	-	-	-	-	-	-	-	175	
Total General & Administrative	$	26,688  $	9,252  $	6,362  $	4,493	$		

$	-	$	-	$

-	$	-	$	-	$

-	$	-	$	-

-  $	-  $

-  $	-  $	-  $

-  $	-  $

-  $	46,796

	Oct	Nov	Dec	Jan	Feb	March	April	May	June	July	Aug	Sept	Total	
Operations & Maintenance													
Field Expenditures
Field Management	

$	1,975	

$	1,975	

$	1,975	

$	1,975	

$	-	$	

-	

$	-	

$	-	

$	-	

$	-	

$	-	

$	-	$	7,900	
Electric - Street Lighting	4,243	3,093	2,587	4,204		-	-	-	-	-	-	-	-	14,128	
Electric - Fountains	1,396	1,261	1,334	1,313		-	-	-	-	-	-	-	-	5,304	
Irrigation-Potable Water	-	-	45,243	-		-	-	-	-	-	-	-	-	45,243	
Property Insurance	-	-	-	-		-	-	-	-	-	-	-	-	-	
Pest Control	-	-	-	-		-	-	-	-	-	-	-	-	-	
Landscape Maintenance	25,816	25,816	25,816	25,816		-	-	-	-	-	-	-	-	103,264	
Landscape Replacement	31,470	-	-	-		-	-	-	-	-	-	-	-	31,470	
Royal Palm Treatment	-	-	-	45,528		-	-	-	-	-	-	-	-	45,528	
Pressure Cleaning - Overall	-	-	44,900	-		-	-	-	-	-	-	-	-	44,900	
General Maintenance	1,450	12,688	3,350	5,325		-	-	-	-	-	-	-	-	22,813	
Wall Maintenance	-	-	-	-		-	-	-	-	-	-	-	-	-	
Fountain Maintenance	3,000	-	-	3,000		-	-	-	-	-	-	-	-	6,000	
Lake Fountain Maintenance	-	-	-	-		-	-	-	-	-	-	-	-	-	
Irrigation Maintenance	-	-	-	-		-	-	-	-	-	-	-	-	-	
Lake Maintenance	1,600	879	879	879		-	-	-	-	-	-	-	-	4,237	
Fertilization	3,550	3,550	3,550	3,550		-	-	-	-	-	-	-	-	14,200	
Irrigation Repairs	2,900	2,900	4,750	2,900		-	-	-	-	-	-	-	-	13,450	
Maintenance Personnel	-	-	-	-		-	-	-	-	-	-	-	-	-	
Wall Painting Reserve	-	-	-	-		-	-	-	-	-	-	-	-	-	
Reserves	-	-	-	-		-	-	-	-	-	-	-	-	-	
Contingency	-	-	10,776	1,637		-	-	-	-	-	-	-	-	12,413	
Total Operations & Maintenance	$	77,401	$	52,161	$	145,160	$	96,128	$	-  $	-	$	-	$	-	$	-	$	-	$	-	$	-  $	370,849	
													
Total Expenditures	$	104,089	$	61,413	$	151,522	$	100,621	$	-  $	-	$	-	$	-	$	-	$	-	$	-	$	-  $	417,645	
													
Excess (Deficiency) of Revenues over Exp $	(91,840)	$	217,231	$	979,856	$	(47,929)	$	- $	-	$	-	$	-	$	-	$	-	$	-	$	-  $	1,057,319	

Other Financing Sources/Uses:													

Transfer In/(Out)	
$	
-	
$	
-	
$	-		
$	
-	
$	
-	
$	
-	
$	-		
$	
-	
$	
-	
$	-		
$	
-	
$	
-	
$	
-	
Total Other Financing Sources/Uses	$	-	$	-	$	-	$	-  $	-	$	-	$	-	$	-	$	-	$	-	$	-		$	-	$	-	

Net Change in Fund Balance	$	(91,840)  $	217,231  $	979,856  $	(47,929)  $	-  $	-  $	-  $	-  $	-  $	-  $	-  $	-  $	1,057,319

Downtown Doral South
Community Development District Long Term Debt Report

	Special Assessment Bonds Series 2018 Area One		
Original Issue Amount: 7/26/18		$17,970,000.00	
Term 1:	$3,395,000.00		
Interest Rate:	4.60%		
Maturity Date:	May 1, 2028		
Term 2:	$5,485,000.00		
Interest Rate:	5.00%		
Maturity Date:	May 1, 2038		
Term 3:	$9,090,000.00		
Interest Rate:	5.10%		
Maturity Date:	May 1, 2048		
Reserve Fund Definition	Bondowners Risks		
Reserve Fund Requirement	$465,149		
Reserve Fund Balance	$551,560		

Less: Principal Payment - 5/31/19		
($275,000)	
Less: Principal Payment - 5/1/20		($285,000)	
Less: Principal Payment - 5/1/21		($300,000)	
Less: Principal Payment - 5/1/22		($315,000)	
Less: Principal Payment - 5/1/23		($330,000)	
Less: Special Call Payment - 5/1/23		($380,000)	
Less: Principal Payment - 5/1/24		($345,000)	
Less: Principal Payment - 5/1/25		($360,000)	
Current Bonds Outstanding		$15,380,000	

	Special Assessment Bonds Series 2018 Area Two		
Original Issue Amount: 9/20/18		$22,535,000.00	
Term 1:	$2,025,000.00		
Interest Rate:	3.88%		
Maturity Date:	Dec 15, 2023		
Term 2:	$2,460,000.00		
Interest Rate:	4.25%		
Maturity Date:	Dec 15, 2028		
Term 3:	$6,915,000.00		
Interest Rate:	4.75%		
Maturity Date:	Dec 15, 2038		
Term 4:	$11,135,000.00		
Interest Rate:	5.00%		
Maturity Date:	Dec 15, 2048		

Reserve Fund Definition	
41.5% of Maximum Annual Debt Service		
Reserve Fund Requirement	$600,000		
Reserve Fund Balance	$721,247		

Less: Principal Payment - 12/1/19		
($375,000)	
Less: Principal Payment - 12/1/20		($390,000)	
Less: Principal Payment - 12/1/21		($405,000)	
Less: Principal Payment - 12/1/22		($420,000)	
Less: Principal Payment - 12/1/23		($430,000)	
Less: Principal Payment - 12/1/24		($455,000)	
Less: Principal Payment - 12/1/25		($470,000)	
Current Bonds Outstanding		$19,590,000	

Downtown Doral South
COMMUNITY DEVELOPMENT DISTRICT

Gross Assessments	$	1,709,055.48	$	1,196,260.94	$	1,560,953.27	$	4,466,269.69	
Net Assessments	$	1,623,602.71	$	1,136,447.89	$	1,482,905.61	$	4,242,956.21	
allocation in %	38.27%	26.78%	34.95%	100.00%	

Special Assessment Receipts - Miami-Dade County Fiscal Year 2026

ON ROLL ASSESSMENTS

Date	
Gross Amount	
Discoumt/ Penalty	
Commission	
Interest	
Net Receipts	
O&M Portion	2018 Area One Debt Service	2018 Area Two Debt Service	
Total	
					
$	-	
$	-	
$	-	
$	-	
$	-	
11/12/25	48,505.96	1,920.83	485.08	-	46,100.05	15,888.64	22,327.92	7,883.50	46,100.05	
11/17/25	33,766.94	1,600.75	337.64	-	31,828.55	11,961.22	9,768.35	10,098.98	31,828.55	
11/25/25	255,730.53	10,126.97	2,557.28	-	243,046.28	95,434.95	51,248.08	96,363.25	243,046.28	
11/28/25	410,142.32	16,241.81	4,101.34	-	389,799.17	144,427.44	131,364.88	114,006.85	389,799.17	
12/05/25	2,907,371.80	115,132.15	29,073.77	-	2,763,165.88	1,058,386.22	734,184.46	970,595.20	2,763,165.88	
12/24/25	167,515.11	5,340.88	1,675.19	-	160,499.04	61,276.13	43,787.11	55,435.79	160,499.04	
01/09/26	83,483.74	2,449.43	834.85	-	80,199.46	31,607.98	16,245.67	32,345.81	80,199.46	
01/09/26	16,218.63	445.82	162.19	-	15,610.62	5,686.52	5,816.24	4,107.86	15,610.62	
01/26/26	-	-	-	3,929.11	3,929.11	1,501.87	1,061.68	1,365.55	3,929.11	
					-	-	-	-	-	
					-	-	-	-	-	
					-	-	-	-	-	
					-	-	-	-	-	
					-	-	-	-	-	
					-	-	-	-	-	
TOTAL	$	3,922,735.03	$	153,258.64	$	39,227.34	$	3,929.11	$	3,734,178.16	$	1,426,170.97	$	1,015,804.39	$	1,292,202.79	$	3,734,178.16