LIVING IN JACKSONVILLE, FL -JACKONVILLE REAL ESTATE

If you're house hunting in St. Johns County and want to skip the CDD fee, you've got real options. Buyers who ask about this most are usually empty nesters, retirees, or move-up buyers who don't need a water park and a lazy river in their backyard — they just want a solid neighborhood, good schools, and a smaller monthly bill.

Below are five St. Johns County communities that don't carry a CDD, plus one honorable mention near Palencia. We'll also cover what "no CDD" doesn't mean, because a smaller HOA bill can still catch you off guard if nobody walks you through what's included.

What Is a CDD Fee, and Why Are These Communities Different?

A community development district, or CDD, is a special local government created under Chapter 190 of the Florida Statutes. It lets a developer borrow money up front to build roads, water and sewer lines, gates, and big-ticket amenities like clubhouses and water parks, then pay that debt back over 20 to 30 years through an assessment on the tax bill of every home in the district. You can read more about how CDDs work on Wikipedia's community development district page.

The communities on this list mostly skip that financing tool. Instead, they lean on a homeowners association, or HOA, to fund whatever amenities they do have. That usually means a simpler amenity package — a pool, a clubhouse, maybe pickleball courts — instead of the water parks and resort-style centers you'll find in a CDD community like Nocatee or RiverTown. If you want the resort-style side of the comparison, Shearwater is another no-CDD, nature-focused community worth a look, and it makes a good side-by-side against the communities below.

1. Bartram Ranch (Toll Brothers)

Bartram Ranch is a large Toll Brothers community in St. Johns, built out in six phases, with phases five and six wrapping up construction now. Lots run large for this part of St. Johns County, with many at roughly 80 feet wide. Popular floor plans here include the Julington and the Delmonico, both featuring first-floor primary suites and large kitchens. You can browse current pricing and availability on Toll Brothers' official Bartram Ranch page.

• No CDD fee — the community relies entirely on HOA dues for its clubhouse, pool, fitness center, dog park, and sidewalks.

• Phases five and six add an electronic gated entry, which typically means a higher HOA than the earlier, ungated phases.

• Zoned for Bartram Trail High School and Switzerland Point Middle School.

• You can still buy a home site and build to order, or shop the resale market.

Pricing and HOA dues change often in an active build-out like this one. Confirm current pricing, phase, and the exact HOA amount for any specific home directly with Toll Brothers or your agent before you fall in love with a floor plan.

2. Mill Creek Forest (Toll Brothers)

Mill Creek Forest is a gated, wooded Toll Brothers community also in St. Johns, nearing the end of construction. It's split into two collections: Meadows, with homes roughly 1,918 to 2,491 square feet, and Magnolia, running about 2,457 to 3,440 square feet with three-car garages. Details on both collections are on Toll Brothers' Mill Creek Forest community page.

• No CDD fee, which is fairly rare for a gated, amenity-rich St. Johns County community.

• Amenities include a pool, fitness center, yoga room, clubhouse, playground, and tennis and pickleball courts — all funded through the HOA and the developer rather than a tax-bill assessment.

• Several home sites back up to preserve or lake views.

If you're looking at a preserve-view lot here, ask what's planned on the other side of that buffer. Some tree lines are thin, and nearby parcels are still developing. Confirm current HOA dues directly, since public listings vary.

3. Oxford Estates

Oxford Estates is a gated, established community off Longleaf Pine Parkway in St. Johns. The first phase opened in 2014, and the community is largely built out today, which is part of why its HOA runs on the lower end — there's less new infrastructure to fund. Builders here have included MasterCraft Builder Group, Providence Homes, David Weekley Homes, and Drees Homes, with David Weekley's Oxford Estates community page covering its more recent Designer Series section.

• No CDD fee, and one of the lower HOA bills in St. Johns County for a gated community.

• Large home sites, many around 80-plus feet wide.

• Amenities are simple: a pool on the pond, a gazebo, and a dog park — matching the lower HOA.

• This is a controlled, deed-restricted community, so exterior changes need HOA approval.

Reported HOA dues for Oxford Estates cluster under roughly $1,300 a year, but figures differ by phase and by listing. Confirm the current amount and what it covers for the specific section and home you're considering.

4. Cimarrone Golf & Country Club

Cimarrone is one of the older established communities in northwest St. Johns County, with homes built mostly between the 1990s and mid-2000s. It's a gated, semi-private golf community centered on an 18-hole course designed by David Postlethwait. The club is under new ownership, and both the course and the clubhouse have ongoing renovations — you can see current details on the official Cimarrone Golf Club site.

• No CDD fee, and a relatively low HOA — public listings commonly put it in the neighborhood of $1,500 a year, though this can vary.

• Golf membership is optional; the course is open to the public for a green fee.

• Zoned for Timberlin Creek Elementary, Switzerland Point Middle, and Bartram Trail or Creekside High School.

Because many Cimarrone homes date to the 1990s and early 2000s, some carry stucco-over-wood-frame exteriors from that era. Stucco that isn't properly sealed and maintained can hide serious moisture damage. If you're considering a resale here, budget for a stucco-qualified inspector, not just a general home inspection.

5. Newbrook at SilverLeaf (Toll Brothers)

SilverLeaf is a massive master-planned community in St. Augustine developed by The Hutson Companies, planned for more than 16,000 homes and still less than halfway built out. Inside it, Newbrook is the gated Toll Brothers village, spread across six collections from townhomes to luxury single-family homes. Full details are on Toll Brothers' Newbrook at SilverLeaf page. Other SilverLeaf villages, including Hidden Creek and the John's Island area, have homes from MasterCraft Builder Group and Riverside Homes.

• No CDD fee anywhere in SilverLeaf — the community markets this as a core selling point.

• Newbrook residents get their own private amenities on top of SilverLeaf's shared clubhouse, pools, splash park, and pickleball and tennis courts.

• Multiple builders and price points across the larger SilverLeaf plan, from townhomes to estate homes.

Here's the part buyers miss most: no CDD doesn't mean no ongoing fee. SilverLeaf homes typically carry two HOA charges — a master association fee that funds the shared roads and amenities across the whole master plan, plus a smaller village-level HOA for your specific neighborhood, like Newbrook. Add them together and the total can land close to what a comparable CDD-plus-HOA community would cost, especially in a gated, amenity-heavy village.

Master HOA and village HOA amounts vary by section and change as SilverLeaf continues to build out. Ask for both numbers in writing, not just the village-level HOA, before comparing SilverLeaf to a CDD community on cost.

Honorable Mention: Las Calinas

Las Calinas sits just off US-1 in St. Augustine, close enough to Palencia that some listings and even some agents mix the two up — they're separate communities. Las Calinas is gated, with homes from builders including Pulte Homes, Taylor Morrison, and Dostie Homes. You can see community details through the Las Calinas homeowners association site.

• No CDD fee, and HOA dues that run on the lower end for a gated St. Johns/St. Augustine-area community.

• Amenities include a large community pool, a cabana, a splash park, tennis and basketball courts, a multi-purpose field, and a fishing pier.

• Convenient to both downtown St. Augustine and Jacksonville via US-1 and I-95.

Published HOA figures for Las Calinas vary quite a bit depending on the listing and the section of the community, so don't rely on a portal number. Ask for the current HOA statement for the specific address you're considering.

No CDD Doesn't Mean No Costs — What to Watch For

A few things worth keeping in mind before you rule communities in or out based on the CDD line alone:

• HOA dues aren't locked in. They can and do rise over time, the same way a CDD assessment can adjust.

• Master-planned communities without a CDD, like SilverLeaf, often use a two-tier HOA structure. Added together, that can approach what a CDD-plus-HOA community costs elsewhere in St. Johns County.

• A CDD isn't automatically the villain. Because CDDs are public government entities, their board meetings, budgets, and records are open under Florida's Sunshine Law — a level of transparency a private HOA board isn't always required to offer.

• The number that matters is the all-in monthly cost: mortgage payment, property taxes, and HOA or CDD combined — not just whether the word "CDD" appears on the listing.

Frequently Asked Questions (FAQs) About Relocating to Jacksonville, FL

Ready to Take the Next Step?

Whether you're ready to make an offer in the next 9 days, still comparing communities with a move planned around 90 days out, or just starting to explore St. Johns County on a 180-day timeline or longer, this list is a starting point — not the finish line.

As an independent buyer's advocate, I don't work for Toll Brothers, David Weekley, the SilverLeaf developer, or any other builder on this list — I work for you, the buyer. From contract review to your pre-drywall walkthrough and final inspection, I'm in your corner through the whole process.

And because the builder pays the buyer's agent commission as part of their marketing budget, having independent representation costs you nothing out of pocket. If you'd like to talk through which of these communities fits your budget and timeline, reach out any time.

LET'S TALK ABOUT YOUR NEXT MOVE

Call/Text: (904) 599-2125

Email: greg@livinginjacksonvillefl.com

Website: https://www.livinginjacksonvillefl.com/

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About Greg DeTullio, Broker/Owner, Living in Jacksonville FL Team

Greg DeTullio is a Florida-licensed Real Estate Broker and the founder of the Living in Jacksonville FL Team. With a decade of industry expertise, he has successfully managed over 200 closed transactions and earned five-star Google reviews. Greg specializes in Jacksonville relocation services and new construction within St. Johns County, proudly serving Nocatee, SilverLeaf, RiverTown, St. Johns, EverRange, Ponte Vedra Beach, and the surrounding Northeast Florida communities.

Living in Jacksonville FL Team | Phone: (904) 599-2125

Equal Housing Opportunity. Greg DeTullio, FL Real Estate Broker License #BK3332620, is a member of the Northeast Florida Association of Realtors (NEFAR). This article is general information only and does not constitute legal, tax, or financial advice. Confirm your specific costs, tax obligations, and transaction details with your attorney, tax advisor, lender, or closing officer.

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• Bartram Ranch (1)
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• Cimarrone Golf and Country Club (1)
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• Mill Creek Forest (1)
• Toll Brothers St Johns County (1)