Julington Creek fees: the $50 HOA isn’t the whole bill.
Julington Creek Plantation carries one of the lowest HOAs of any big community in the county — and one of its longest-running CDD assessments. Those two facts are the same fact, and listings almost never present them together. Here’s the honest structure, with live numbers for the whole Julington corridor.
By Krista Fracke — Broker Associate, Christie's International Real Estate First Coast · 20+ years in Northeast Florida · 500+ closings · client reviews
The inversion: tiny HOA, working CDD
In most communities the HOA carries the amenities. JCP flipped that decades ago: its Community Development District — one of the county’s oldest — financed and operates the amenity network, billing through the county tax bill, while the HOA keeps a small job and a small number. Live listing data puts JCP dues at roughly $50 a month — but the CDD line rides on top, it varies home by home (sections, lots, and bond-payoff status all move it), and a listing’s advertised “taxes” figure usually already contains the seller’s CDD at the seller’s assessment — which resets when you buy. The county CDD map covers the mechanism →
Live HOA medians on the Julington corridor
Computed from active listings reporting an association fee (normalized to monthly; 2+ reporting listings). Associations set and change their own fees — the documents govern.
| Community | Median HOA / mo | Listings reporting |
|---|---|---|
| Parkes Of Julington | $44 | 2 |
| Julington Creek Plan | $48 | 34 |
| Julington Creek | $48 | 5 |
| Julington Oaks | $53 | 2 |
| Julington Lakes | $190 | 11 |
Live from the MLS · refreshed daily. JCP’s low line pairs with a CDD; Julington Lakes’ higher line pairs with none.
The part nobody tells you
On this one corridor you can buy the same monthly total three completely different ways: JCP’s tiny HOA plus a mature CDD, Julington Lakes’ real HOA with no district line at all, or — across the creek in Mandarin — no CDD and Duval’s tax rate instead of St. Johns’. Listings present one number each and let you guess the rest. The only honest comparison is the all-in monthly on the specific homes, which is exactly what this site’s listing math computes — and what I put side by side for buyers choosing between these three.
This is the work I do every week. Deciding along Julington Creek? Give me the two or three homes you're torn between — JCP, Julington Lakes, or across the creek in Mandarin — and I'll hand you the real all-in monthly for each, county line and CDD lines included.
Work with Krista (904) 333-8595 Text
Broker Associate · Christie's International Real Estate First Coast · 20+ years · 500+ closings
Common questions
Does Julington Creek Plantation have CDD fees?
Yes — JCP runs on one of St. Johns County’s longest-established Community Development Districts, and the assessment appears as its own non-ad-valorem line on the county tax bill, separate from HOA dues. As with every CDD, the amount varies by section, by lot, and by the individual home’s bond-payoff status — two similar homes can carry different lines, and only the county record shows the real number for a specific address. I pull it for every JCP home my buyers consider.
Why is the JCP HOA so low?
Because the CDD does the heavy lifting. The amenity network that defines Julington Creek Plantation is district-funded, so the HOA itself has a small job — and the live data shows it: JCP listings currently report dues that work out to roughly $50 a month, among the lowest of any big master-planned community in the county. Never read that low HOA as “low fees” — it is one half of a two-line structure, and the CDD is the other half.
How does Julington Lakes differ from Julington Creek Plantation on fees?
They run opposite models on the same corridor. JCP: mature master plan, CDD on the tax bill, tiny HOA. Julington Lakes: gated Toll Brothers community with NO district assessment — the corridor’s no-CDD standout — funded instead by a real quarterly HOA that carries its gate and amenity center. Neither is automatically cheaper; the honest comparison is total monthly cost on the specific homes, which every listing on this site computes.
What about Mandarin, across the creek?
That is the county-line question, and it deserves real numbers rather than folklore. Mandarin sits in Duval — a slightly higher effective property-tax rate, but most of its established neighborhoods predate CDDs entirely, while St. Johns runs lower on rate and JCP adds the district line. Depending on the specific homes, the math can land either way. I wrote the full side-by-side comparing the two, and I build the actual per-home version for buyers deciding across the creek.
Julington Creek Plantation homes →
The established giant, live from the MLS.
Julington Lakes →
The corridor’s gated, no-CDD standout.
Julington Creek vs Mandarin →
The county-line decision, with real numbers.
The St. Johns County CDD map →
Every district, and the exceptions.
Want the real number for a specific home?
Tell me the address — I’ll pull the actual CDD line and payoff status, the HOA schedule, and the tax reset at your price, and hand you one honest monthly figure.