St. Johns County had a busy week. County commissioners spent hours debating a new state law that fast-tracks big developments, denied one huge project and then reopened two others, and a separate lawsuit over a different piece of land kept moving through the courts. On the lighter side, SilverLeaf is getting a mini golf course, and there's a grocery rumor buzzing near World Golf Village.

If you own a home in Northeast Florida, are building new construction, or are thinking about relocating here, these decisions can affect your property, your schools, your roads, and your home's future value. Here's what happened, explained simply, and what it means for you.

1. What Is Florida's New "Agricultural Enclave" Law?

Florida's agricultural enclave…

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If you're thinking about a move to St. Johns County, Shearwater usually comes up fast. It's one of the biggest master-planned communities in the northwest part of the county, and it keeps growing. Here's what buyers should actually know before they visit a model home.


1. Where Shearwater Sits in St. Johns County

Shearwater is located off County Road 210 in northwest St. Johns County, between CR-210 and State Road 16. It sits west of Nocatee and east of the St. Johns River, close to the growing SilverLeaf community and not far from RiverTown.

The community first opened in 2016 and is still being built out today. Freehold Communities, the developer, has planned close to 2,800 homes across more than 1,500 acres of land.

Home totals and…

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If you're weighing a move to Jacksonville, or you're already local and looking for something more central, Seven Pines probably has your attention. It's one of the few large master-planned communities sitting inside the city's core, right where J. Turner Butler Boulevard meets I-295. That location is the whole story here — and it's also where the trade-offs start. Here's what buyers need to know before they sign anything.

1. Where Seven Pines Sits, and Why That Matters

Seven Pines sits at the southeast corner of Butler Boulevard and I-295, reached from the southern extension of Kernan Boulevard, which serves as the community's main entrance. That's a genuinely central spot in Jacksonville. You're a short hop from St. Johns Town Center, close to the…

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In Jacksonville, FL, buyers typically put down 1% of the purchase price as earnest money in standard situations, and 2–3% on more competitive listings. The deposit is held in a Florida escrow account and credited toward your down payment or closing costs at closing, it is not an extra cost on top of your total cash to close.

How much earnest money do buyers put down in Jacksonville, FL?

In Jacksonville, buyers typically put down around 1% of the purchase price as earnest money in standard, non-competitive situations, and closer to 2–3% on listings that are priced well or drawing multiple offers. The deposit is held in a Florida escrow account and credited toward your down payment or closing costs at closing, so it is not an additional…

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If you drive Race Track Road or State Road 9B in northern St. Johns County these days, you already know Durbin Park is one of the fastest-changing corners of Northeast Florida. What started as a Walmart and a Home Depot a few years back is turning into a full-blown town center, with a hospital, a YMCA, a new grocery-anchored shopping center, and a growing restaurant row all within a few minutes of each other.

Here is a straightforward, no-hype rundown of what is confirmed, what is still early, and what it means if you already live nearby or are thinking about moving to the area.


1. UF Health Durbin Park Hospital is on track to open fall 2026

The centerpiece of the area's growth is a new hospital campus just south of the Duval County line. UF…

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A few years ago, I walked through one of the most upgraded homes ICI Homes had ever built in Nocatee: the Monica floor plan, tucked into the Coral Ridge neighborhood. It was, at the time, a glimpse of how far luxury new construction in Northeast Florida had come. Today, that same neighborhood tells a different story. Nocatee's builders are running out of room, and the Monica is one of the last true luxury single-family plans still being offered new in the community. Here's what buyers need to know before this window closes.


1. Nocatee's New Construction Window Is Closing

Nocatee has spent nearly two decades as one of the top-selling master-planned communities in the country, and that success has a side effect: the community is running out of…

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St. Johns County buyers pay the same core categories as buyers in Jacksonville (Duval County): lender fees, Florida documentary stamp tax on the mortgage at $0.35 per $100 of the loan amount, title charges, standard Florida recording fees, third-party service costs, and prepaid escrow items. What changes in St. Johns County is what sits on top of those categories. Community Development District (CDD) assessments, homeowners association estoppel fees, and a builder contract that shifts costs onto the buyer are all far more common here than in older Duval County neighborhoods, and they change the math in ways every buyer should understand before writing an offer.


What closing costs does a buyer pay in St. Johns County, Florida?

St. Johns County covers…

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Jacksonville buyers typically pay lender fees, Florida documentary stamp tax on their mortgage at $0.35 per $100 of the loan amount, title charges, Duval County recording fees, third-party service costs, and prepaid items including escrow deposits. The exact total depends on your loan amount, lender, and contract terms.

What closing costs does a buyer pay in Jacksonville, Florida?

Jacksonville buyers pay several categories of costs at closing: Florida state taxes (including documentary stamp tax on the mortgage at a fixed statutory rate), lender fees, title and settlement charges, Duval County recording fees, third-party service costs like appraisal and inspection, and prepaid items including homeowners insurance and escrow deposits. Which…

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St. Johns County commissioners spent hours on September 1 arguing over 4,462 acres of land north of Nocatee — and walked out with no decision at all. Two votes failed. Nothing was approved. Nothing was denied. Now a state law clock is running, and if the county doesn't act by around September 29, the land could be approved for development automatically. Here's what happened, why it matters, and what it could mean if you live near Nocatee, Ponte Vedra Beach, or 20 Mile.


1. What Happened at the September 1 Commission Meeting

The St. Johns County Board of County Commissioners met to decide whether 4,462 acres just north of Nocatee should be certified as an “agricultural enclave” — a state designation that clears the way for large-scale residential…

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Almost every phone call I get starts the same way. Someone watched one of my videos, and they ask me the same big question: “What does the new construction process actually look like? How long will it take?”

It's a great question, and it's one every new construction buyer should ask before they sign anything. Northeast Florida has more new home communities and builders than almost anywhere else in the state, which is great news for buyers — but it also means the process can feel confusing fast. So let's break it down step by step, from the day you pick a lot to the day you get your keys.

A quick note before we start: every builder, community, and home size is a little different. The steps below reflect what I typically see across Northeast Florida…

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