Question 1

What price range should I expect for new construction in St. Johns County?

Accepted Answer

The range is genuinely wide — entry-level townhomes in communities like Cordova Palms and Cordera Townhomes start from the $240s, while the broader market runs through the mid-$300s for more modest new builds and climbs well past $1 million in prestige communities like Silverleaf and Madeira, with some Intracoastal and riverfront properties priced significantly higher. The median across all active new-construction listings sits around $570,000. HOA fees also vary considerably by community, from roughly $185 to $740 per quarter, so it's worth factoring those into your budget alongside the purchase price.

Question 2

How far are St. Johns County new-construction communities from the beach and downtown St. Augustine?

Accepted Answer

Most central St. Johns County communities sit roughly 12 to 16 miles from the Atlantic coast — Vilano Beach is about 12 miles out and St. Augustine Beach about 16 miles, so beach days are very doable. Historic downtown St. Augustine, with Castillo de San Marcos and St. George Street, is about 12 miles away. The Guana Tolomato Matanzas Research Reserve, a 76,000-acre coastal preserve with hiking and birding, is about the same distance south. Exact drive times depend on which community you're in, since new construction is spread across a wide portion of the county.

Question 3

What are the most affordable neighborhoods in this area?

Accepted Answer

For buyers looking at the more accessible end of the new-construction market in St. Johns County, communities like Cordova Palms, Cordera Townhomes, Trailmark, Brook Forest, and Silver Falls are worth a close look — with rural acreage new builds out in Flagler Estates for buyers trading commute for land — with pricing that starts in the $240s and runs up to the mid-$500s. The mix leans toward townhomes and smaller single-family homes, typically in the 2–5 bedroom range. I'm happy to walk you through what's currently available and which of these communities best fits your priorities.

Question 4

What's the difference between an HOA and a CDD?

Accepted Answer

An HOA (Homeowners Association) collects fees — often quarterly here, ranging from roughly $185 to $740 — to maintain community amenities like pools, fitness centers, jogging paths, and common areas. A CDD (Community Development District) is a separate government-authorized assessment that funds the initial construction of infrastructure and amenities in a planned community, and it typically appears as a line item on your annual property tax bill rather than a separate monthly fee. Both can affect your total monthly cost of ownership, so I always walk buyers through both figures before we make an offer.

Question 5

What schools are zoned for this community?

Accepted Answer

New construction spans multiple school zones across St. Johns County, so the schools serving a specific home will depend on its location. Elementary schools serving this area include Palencia, Timberlin Creek, and Trout Creek Academy; middle schools include Murray, Pacetti Bay, Switzerland Point, and Sebastian; and high schools include St. Augustine, Bartram Trail, Allen D. Nease, and Tocoi Creek — all part of St. Johns County School District. Because assignments are address-specific, I always recommend confirming the exact school zone for any home you're seriously considering.

Question 6

What's the vibe and lifestyle of this community?

Accepted Answer

New construction in St. Johns County spans a wide range of communities and price points — from resort-style master-planned neighborhoods with clubhouses, pools, pickleball courts, dog parks, and fitness centers, to quieter settings with more land and privacy. The county's location puts residents within about 15 miles of St. Augustine's beaches and historic downtown, with golf courses like St. Johns Golf & Country Club and Cimarrone Golf Club also nearby. Buyers are drawn here for the combination of newer construction, community amenities, and access to St. Johns County schools.

Question 7

Is St. Johns County a good place to live?

Accepted Answer

St. Johns County draws buyers from across the country — and the appeal holds up in daily life. The county offers a range of communities from master-planned neighborhoods like Nocatee and Silverleaf to quieter pockets like Trailmark and Flagler Estates, with access to beaches, state parks like Anastasia and the GTM Research Reserve, and hospitals including Ascension St. Vincent's St. Johns County. Historic St. Augustine is just about 10–15 minutes from much of the county, adding a cultural and dining dimension you won't find in most suburban markets. It's a county with genuine variety — the right fit depends on what matters most to you, and I'm happy to help you narrow that down.

Question 8

Do I have to pay CDD fees everywhere in St. Johns County?

Accepted Answer

No — CDD (Community Development District) fees are not universal across St. Johns County; they're specific to certain master-planned communities that used district financing to build their infrastructure and amenities. Not every new construction community in the county carries a CDD assessment, so it's important to ask about CDD status for any specific neighborhood you're considering. I always make sure my buyers understand the full monthly cost picture — mortgage, HOA, and CDD where applicable — before they fall in love with a floor plan.

Question 9

What is the homestead exemption and how do I apply in St. Johns County?

Accepted Answer

Florida's homestead exemption reduces your home's assessed value for property tax purposes — up to $50,000 off the assessed value for a primary residence, which meaningfully lowers your annual tax bill. To qualify, the home must be your permanent primary residence as of January 1st of the tax year you're applying for, and you apply through the St. Johns County Property Appraiser's office. The deadline to file is March 1st of the year you want the exemption to take effect, so timing your closing matters. I'd encourage you to reach out to the St. Johns County Property Appraiser directly for the most current application process and documentation requirements.

Question 10

Do I need my own agent to buy new construction?

Accepted Answer

You're allowed to buy directly from the builder — but the on-site sales agent represents the builder, not you. Under today's buyer-agreement rules, compensation is negotiated and confirmed in writing up front, and builders here typically offer to compensate your agent — so bringing your own representation usually costs you nothing out of pocket. What it buys you: contract review, upgrade-pricing reality checks, phase-release timing, and someone tracking the incentives builders rotate week to week. Bring your own agent to the first model-home visit — it changes the conversation.

Question 11

Are quick move-in homes negotiable?

Accepted Answer

Often, yes — especially near a builder's quarter or year end. Builders prefer discounting through incentives (rate buydowns, closing costs, upgrades) rather than price. This is exactly where having your own agent pays for itself.

Question 12

Can I transfer my Florida homestead portability to a St. Johns County home?

Accepted Answer

Yes — Florida's Save Our Homes portability provision allows you to transfer the accumulated assessment difference (up to $500,000) from a previous Florida homestead to your new St. Johns County home, which can significantly reduce your assessed value and property taxes going forward. You must have had a homestead exemption on your previous Florida property, and you need to apply for portability at the same time you file for your new homestead exemption with the St. Johns County Property Appraiser. The transfer must be applied for by March 1st of the year following your move, so don't let that deadline slip. A local real estate attorney or the Property Appraiser's office can walk you through the specific forms required.

Question 13

What is the typical HOA fee range for new construction communities in St. Johns County, and what do they usually cover?

Accepted Answer

Across the new construction communities currently active in St. Johns County, HOA fees generally run from roughly $185 to $740, with fees most commonly collected on a quarterly basis. What's included varies by community, but many of the neighborhoods here offer amenities like pools, clubhouses, fitness centers, jogging paths, tennis and pickleball courts, playgrounds, dog parks, and trash collection — so a higher fee often reflects a broader amenity package. It's worth comparing the full cost picture community by community, since a lower fee with fewer amenities and a higher CDD may end up costing more than a community with a higher HOA that covers more. I always pull the HOA documents and budget for my buyers so there are no surprises after closing.

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