Living in SilverLeaf: no CDD, and what you pay instead.
SilverLeaf is the St. Johns County master plan that chose not to finance its amenities with a Community Development District, and it says so on every sign. It is also, in 2026, the community with the most going on at its gate: a Publix-anchored commons opened in March, Baptist Health’s campus and emergency center opened by September, and a new K-8 opened in August. This guide runs on the live feed and on the sourced news page, and it finishes the sentence the marketing leaves off.
By Krista Fracke — Broker Associate, Christie's International Real Estate First Coast · 20+ years in Northeast Florida · 500+ closings · client reviews
The market right now: 87 homes are currently for sale in SilverLeaf, with a median asking price of $529,990. See every SilverLeaf listing →
Live from the MLS · refreshed daily
The villages, and what they cost
SilverLeaf is a fabric of villages under one gated master plan south of CR-210 along SilverLeaf Parkway: SilverLeaf proper with its estate-lot sections, SilverLeaf Village, Reverie at SilverLeaf (the 55+ village, building since 2025), Evergreen Island (2026 construction) and Holly Landing. On the feed the community shows about 55 homes for sale from roughly $300,000 to $1.37 million, built from 2020 onward, with 25 of the SilverLeaf-proper listings and 10 of the Reverie listings flagged as new construction. The MLS spells the name three ways (Silverleaf, Silver Leaf, SilverLeaf Village), which is why some sites undercount it.
The sold record over the past two years: 114 SilverLeaf closings at a $587,000 median, 38 in Reverie at $391,000, 19 in SilverLeaf Village at $470,000. That median is a tier above Shearwater’s $470,000 and the corridor’s $500,000, which is the first thing to know about “no CDD”: the market has already priced the absence of that line into the purchase price. New construction in SilverLeaf, live →
See all photosNo CDD is not no fees
There is no Community Development District in SilverLeaf; the developer built the amenity campus without bond financing, and the county tax bill carries no district line. What funds the resort pool, the clubhouse, the tennis, pickleball and basketball courts, the dog park and the trails is the HOA, so the HOA is larger than a CDD community’s: SilverLeaf-proper listings report around $1,200 a year, Reverie around $394 a month (its 55+ village carries its own clubhouse), and the villages differ. The fees page computes the live table by village.
The fair comparison with Shearwater or Beachwalk is total monthly cost, not the presence of a line item. A CDD community’s assessment paid for a bigger amenity network up front and declines as the bond retires; SilverLeaf pays as it goes through the HOA and bought a lower tax line with a higher price. Both are honest models. Neither is free. SilverLeaf fees: no CDD, the real HOA numbers →
See all photosWhat opened at the gate in 2026, and who it fits
The Publix hub at SilverLeaf Commons opened on March 26, 2026 and is still filling in around itself; Baptist Health SilverLeaf’s campus is open and its emergency center opened on September 22, 2026; Magnolia Oaks Academy opened for the 2026–27 year; the public-safety and parks parcel broke ground in March. The high school is reported as within reach but not committed, and the Harris Teeter rumor has no announced operator. The news page tracks each with its source and date.
SilverLeaf fits buyers who want a gated, golf-cart plan with services at the gate and no district line; buyers choosing a 55+ village with its own clubhouse; and buyers who want new construction with a resale record already forming. It fits less well if the budget sits at the corridor median, where Shearwater, Beacon Lake and Bridgewater buy more house, or if you want mature trees: the oldest sections are 2020 and the canopy is years away. Construction continues across several villages, with the traffic and the builder price sheet that brings. What’s open and coming at SilverLeaf, verified →
The honest cons
Every place worth living in has them. These are the ones I make sure my own buyers weigh before they commit — not after.
The higher HOA
No CDD means the HOA carries the amenity campus. Reverie’s monthly fee funds a second clubhouse. Compare total monthly cost, not the line that is missing.
A tier above the corridor
The $587,000 sold median is a tier over Shearwater and the corridor. At the same budget the neighbors buy more square feet.
Building on several fronts
Reverie, Evergreen Island and the estate sections are all under construction in 2026. The builder price sheet competes with resale until each village closes out.
The part nobody tells you
“No CDD” wins the first conversation and loses the second if nobody finishes it. The absence of the district line is real and it is already in the price: SilverLeaf’s sold median runs a tier above its CDD neighbors for comparable square footage. The buyers who do best here are not the ones who chose it to avoid a fee; they are the ones who wanted the gate, the commons and the Baptist campus at the door, ran the total monthly number against Shearwater honestly, and bought the village whose HOA matched what they would actually use.
This is the work I do every week. Considering SilverLeaf? Tell me the villages on your list and I will run each one with the HOA schedule, the tax line, the sold record and what is opening at the gate, against Shearwater at the same budget.
Work with Krista (904) 333-8595 Text
Broker Associate · Christie's International Real Estate First Coast · 20+ years · 500+ closings
Common questions
Does SilverLeaf have a CDD fee?
No. The developer built without a Community Development District, and the county tax bill carries no district line. The amenity campus is funded through the HOA, which is why SilverLeaf’s HOA is larger than a CDD community’s; the fees page shows the live table by village.
Is SilverLeaf a good place to live?
For a buyer who wants a gated, golf-cart master plan with a Publix commons and a Baptist Health campus at the gate, new or near-new construction and no district line, yes; 114 closings in two years at a $587,000 median say buyers agree. For a buyer at the corridor median, or who wants mature trees, the neighbors fit better.
SilverLeaf or Shearwater?
SilverLeaf: gated, no CDD, higher HOA, higher median, services at the gate. Shearwater: the Kayak Club amenity campus, a CDD with a tiny HOA, a lower median and a deeper resale record. At the same budget Shearwater usually buys more amenity and square footage; SilverLeaf buys a lower tax line and the gate. The compare page runs the live numbers.
What do homes cost in SilverLeaf?
As of September 2026 from this site’s feed: about 55 homes for sale from roughly $300,000 to $1.37 million across the villages, with two-year sold medians of $587,000 in SilverLeaf proper, $470,000 in SilverLeaf Village and $391,000 in Reverie.
Is SilverLeaf in a flood zone?
About 95% of SilverLeaf homes map to FEMA Zone X, the minimal-hazard designation; the remainder are water-adjacent lots in higher-risk zones where a lender requires flood insurance. Every listing on this site shows its own zone, and the corridor flood page shows the live mix.
SilverLeaf homes for sale →
Every village, live from the MLS.
SilverLeaf fees →
No CDD, the real HOA numbers by village.
What’s open and coming →
The commons, the hospital, the school, with sources.
SilverLeaf vs Shearwater →
The corridor decision, compared straight.
Living in Shearwater →
The amenity-campus neighbor, honestly.
Does the corridor flood? →
FEMA and evacuation zones of every home for sale, live.
Want SilverLeaf run against Shearwater for your budget?
HOA, tax line, sold record and what is at the gate, village by village.
The SilverLeaf hub
The no-CDD master plan on CR-210: every village, the real fee picture, what is open and coming, and the comparisons SilverLeaf buyers actually make.
Compare