St. Johns County shows up in a lot of relocation videos, and it's easy to come away more confused than when you started. That's because St. Johns County isn't really one place — it's more like four or five very different areas stitched together under one county name. This guide breaks it down in plain terms: the geography, the master-planned communities everyone talks about, the schools, the fees, the growth, and the honest answers to the questions buyers ask most (yes, including the alligators).


1. St. Johns County Is Really Four Different Areas in One

St. Johns County sits just south of Jacksonville (Duval County) on Florida's northeast coast. It covers about 822 square miles, roughly 601 of which are land, with the rest made up of rivers,…

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Your net proceeds from selling a Jacksonville home equal the contract price minus your mortgage payoff, Florida documentary stamp tax, title and closing fees, brokerage compensation, and any buyer credits. Most costs are negotiable except the statutory doc stamp rate. A local agent can build you a personalized net sheet before you list.

Your net proceeds depend on four moving parts: the final contract price, your mortgage payoff balance, Florida's fixed documentary stamp tax on the deed, and the negotiable closing costs you agree to in the contract. For most Jacksonville sellers in 2026, the gap between list price and actual wire to the bank is larger than they expect, and knowing what drives that gap is the first step to protecting your number.

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As of late August 2026, Jacksonville is a balanced market where well-priced homes still sell within one to two months and close near asking price. Sellers aren't in a frenzy market, but strategic pricing and preparation still produce strong results. It's a reasonable time to sell, not automatic, but far from bad.

As of August 2026, Jacksonville is neither a hot seller's market nor a distressed one. It's a moderately balanced market where well-priced, move-in-ready homes still go under contract within one to two months and close within a few percent of asking price. Sellers who price strategically and prepare their homes can still get strong results, but the days of automatic above-list bidding wars are behind us for now.

Here's what the data…

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St. Johns County doesn't slow down, and this week's Thursday Night Live had a lot to unpack — a possible fast-food newcomer in Nocatee, a hotel permit finally clearing, a big apartment project, and a land-use vote that could shape the north side of Nocatee for years. Here's the roundup, with the rumor separated from what's actually been filed.

1. A Chick-fil-A May Be Coming to Nocatee — But It Isn't Approved Yet

St. Johns County received formal plans on August 24, 2026, for a restaurant identified in filings as Chick-fil-A, proposed at Nocatee and Crosswater Parkways, north of 355 Pine Lake Drive. The county's Development Review Committee is scheduled to discuss the project on September 9, 2026 — you can track the agenda directly through St.…

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Nocatee shows up on almost every "best places to live in Florida" list, and once you drive through it, it's easy to see why. Golf carts roll past water parks, dog parks, and a town center anchored by a Publix. But before you fall in love with the lifestyle, it helps to know how Nocatee actually works — the zip codes, the counties, the fees, and the rules that don't show up in a builder's brochure.

Here are 10 things about Nocatee every buyer should know before they make an offer.


1. Nocatee Is In Ponte Vedra, Not Ponte Vedra Beach

These two names get mixed up constantly, but they're not the same place. Nocatee sits in Ponte Vedra, zip code 32081. Ponte Vedra Beach is zip code 32082. The Intracoastal Waterway is the dividing line between…

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In Jacksonville, buying a home typically requires your down payment, lender and title fees, Florida-specific taxes tied to your mortgage, inspection costs, prepaid escrow for taxes and insurance, and a post-closing reserve cushion. Based on 2026 closed-sale data showing a median price near $290,000, the exact total depends on your loan type, what you negotiate in the contract, and how much your lender requires in reserves after closing.

This is the question I get more than almost any other from buyers who are ready to make an offer but aren't sure if their bank account is actually ready. Let me break it down the way I walk every client through it.

Where Jacksonville Prices Actually Sit in 2026

Before you can figure out how much cash you need,…

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If you've been house-hunting between Nocatee and eTown lately, you've probably seen the signs for EverRange, The PARC Group's newest master-planned community on Philips Highway at the southern tip of Duval County. It's early — really early — but the location alone makes this one worth understanding before the crowds show up. Here's an honest, non-generic breakdown of what EverRange is, what it costs, and who it's actually right for.


1. Where EverRange Is and Why the Location Matters

EverRange sits on roughly 1,000 to 1,200 acres running north to south, ending right where Philips Highway (US-1) meets Nocatee Parkway and Race Track Road at the Duval/St. Johns County line. That puts it directly between two of the region's most successful communities:…

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Selling a home in Jacksonville involves several cost categories: brokerage compensation, owner's title insurance, Florida documentary stamp tax on the deed, recording fees, mortgage payoffs, prorations, and any buyer concessions. Some are set by state law; others are fully negotiable in your contract.

What does it cost to sell a house in Jacksonville, FL?

Selling a home in Jacksonville means a stack of charges comes out of your proceeds at closing. Some are fixed by Florida law, some follow local custom, and several are fully negotiable in your purchase contract. Understanding which is which puts you in a much stronger position before you sign anything.

The Jacksonville Seller Cost Stack: What Comes Out at Closing

Before I walk through…

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On Wednesday, August 19, the St. Johns County Board of County Commissioners held a special meeting that ran more than four hours. By the end of it, two pieces of land near Interstate 95 and State Road 207 were cleared for fast-tracked development. A third, much bigger piece of land — 4,462 acres just north of Nocatee — got put on hold for two more weeks. If you own a home in St. Johns County, or you're thinking about buying one, here's what actually happened, why it happened, and what it means for you.


1. What Is an "Agricultural Enclave," and Why Does It Matter?

Normally, when a developer wants to turn farmland into a neighborhood, they have to go through a long process with the county: years of meetings, studies on roads and schools, and a final…

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St. Johns County is one of Northeast Florida's most active new-construction markets, with 742 residential permits issued in Q1 2026 alone. Buyers can choose from production, semi-custom, and custom builders across master-planned communities like Nocatee and SilverLeaf, with typical build timelines running 8-12 months from contract to closing.

What should buyers know about new construction in St. Johns County in 2026?

St. Johns County is one of Northeast Florida's most active new-construction markets, ranking among Florida's top counties for residential permitting with 742 new permits issued in Q1 2026. Buyers can choose from production, semi-custom, and custom builders across master-planned communities like Nocatee and SilverLeaf, with…

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