Living in Shearwater: the amenity plan, with the bill behind it.

Shearwater sits on the south side of CR-210 west of I-95, in ZIP 32092 and MLS area 304. On the feed it is 58 single-family homes and 12 townhomes for sale, built from 2016 to 2026, from the high $200,000s for a townhome to about $1.08 million, with 13 of the single-family listings and 5 of the townhomes flagged as new construction. The sold record over the past two years is the honest price: 134 single-family closings at a $470,000 median and 29 townhome closings at $325,000. That makes Shearwater the corridor’s volume community, and the one where a 2017 resale and a 2026 builder spec sit on the same street.

The amenity set is why people come: the Kayak Club with its resort lagoon pool, lazy river and lap lanes, the fitness lodge, tennis and pickleball, a dog park, and the trail network through Trout Creek’s preserve. Shoppes at RiverTown’s Publix is about three miles, the corridor’s dining is within three, and Trout Creek park and marina put the St. Johns River a short drive away. Listings report Trout Creek Academy and Beachside High; confirm zoning for any address with the district. Shearwater vs SilverLeaf, compared straight →

Current single-family listings in Shearwater report an HOA around $20 a month, and that number is true. What it does not say is that the Kayak Club, the pools and the trails were financed by a Community Development District, and the CDD assessment rides the St. Johns County tax bill as a separate line that varies by lot. The townhomes carry a higher HOA because the association maintains their exteriors and grounds. Read both lines together and Shearwater costs about what its amenity peers cost; read only the HOA and it looks free.

On a new contract the builder quotes the HOA and often says nothing about the CDD, because it is not the builder’s bill: it arrives on the first November tax bill, the same bill where a new home’s assessed value resets to your purchase price. I pull the parcel’s CDD line and the HOA schedule together for any Shearwater home a client considers, new or resale. Shearwater and Beacon Lake fees, explained →

Shearwater fits buyers who want the amenity campus and the trails and are comfortable with the two-line bill; buyers who want new or near-new construction with resale options at a lower entry (the townhomes and the first phases); and commuters who want I-95 within minutes. SilverLeaf, next door, is the no-CDD alternative with a gated campus and its own commons; Beachwalk is the lagoon with a three-bill structure; Beacon Lake is the smaller lake-centered plan east of the interstate.

It fits less well if you want a finished community: new sections are still releasing in 2026, which means construction traffic and a builder price sheet that competes with your resale until build-out. The lots are master-plan lots, the canopy is young outside the preserve edges, and Shearwater sits close to I-95, so road noise is a street-by-street fact. None of that is a secret; it is the trade, and the compare pages exist to run it against your budget. Shearwater vs Beachwalk →