Ponte Vedra Beach doesn't get much new construction. Most of the neighborhoods here were built decades ago, and homes rarely come up for sale. That's what makes Haven at Palm Valley worth a closer look. Toll Brothers is building just 20 gated homesites off Palm Valley, and Greg DeTullio recently walked through one of the standout floor plans, the Killian, to show buyers what downsizing without giving up luxury actually looks like in this market.

A quick note before we dive in: a few names got garbled in the auto-captions of the original video (that happens with home tours filmed on location). We've corrected the community and floor plan names below based on Toll Brothers' official listings, and flagged pricing and fees as approximate since builder…

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Nocatee shows up on almost every list of the best places to live in Florida, and most of that reputation is earned. But no community is perfect, and the honest trade-offs matter more once you're the one signing a contract. Here's an updated, 2026 look at what buyers should actually know about Nocatee before making an offer, based on how the community has grown and changed in recent years.


1. Home Spacing and Lot Sizes Still Vary a Lot by Neighborhood


Nocatee is made up of roughly 48 to 50 separate neighborhoods, each built by a different combination of builders with different lot widths and house styles. That means how close your house sits to your neighbor's depends entirely on which section of Nocatee you buy into.

Lot widths across…

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Every legislative session, Tallahassee passes a stack of new laws, and most Florida homeowners never hear about them until they show up on a tax bill, a zoning notice, or the evening news. On a recent episode of Thursday Night Live, Greg DeTullio and Rachel broke down the new laws most likely to affect Northeast Florida homeowners this year, from property taxes to a fast-track development rule already reshaping St. Johns County. Here's what they covered, cleaned up and fact-checked.


1. Property Taxes Are Getting a Two-Part Overhaul

The law almost everyone in Florida is talking about right now is a two-part package aimed at your property tax bill. The first part is a proposed constitutional amendment that voters will decide on this November. The…

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If you have a couple million dollars to spend and you want to live on the water in Ponte Vedra, you probably keep hearing two names: River Landing at Nocatee and Marsh Harbor. They sit less than a mile apart on opposite sides of the Intracoastal Waterway. But they are not the same kind of neighborhood, and picking the wrong one can cost you time, money, and a lot of frustration. Here is what actually separates them, section by section, so you can figure out which one fits how you want to live.


1. Two Very Different Kinds of Luxury on the Water

River Landing sits inside Nocatee, in a section called Twenty Mile, on the east side of the Intracoastal. Marsh Harbor sits just south of the Ponte Vedra bridge, on the west side, in an area locals call Palm…

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Is Downtown Jacksonville Worth Investing In Right Now? Here's What's Changing

If you haven't driven through downtown Jacksonville in a few months, you might not recognize it soon. Northeast Florida is in the middle of one of its busiest development stretches in decades, and a lot of it is happening right along the St. Johns River. Here's a plain-language recap of what's coming to downtown and the surrounding area, based on local news reporting and the latest Thursday Night Live show.

1. A Culinary School Is Coming to Downtown Jacksonville

The Culinary Institute of America (CIA) has picked Jacksonville for its new Southeast hub. A downtown city council member confirmed the news to News4Jax after the CIA's board made the decision. The deal…

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If you're researching Nocatee before a move to Northeast Florida, there's more to know than what shows up in a quick Google search. Greg DeTullio, Broker/Owner of the Living in Jacksonville FL Team, has lived and worked in the Ponte Vedra area and put together the details buyers most often ask about before touring homes here.

This guide covers where Nocatee actually sits, how it's governed, what it costs, and what day-to-day life looks like — updated for where the community stands today, since Nocatee has changed a lot even in the past year.


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

Nocatee carries the 32081 zip code and the Ponte Vedra name, not Ponte Vedra Beach (32082). The two are separated by the Intracoastal Waterway, sometimes…

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Where Greg DeTullio would buy in St. Johns County if the budget started at $2 million?


If you had $2 million or more to spend on a home in St. Johns County, where would you buy? That's the question Greg DeTullio, Broker/Owner of the Living in Jacksonville FL Team, set out to answer. Greg spends his days helping buyers navigate new construction and luxury real estate across Ponte Vedra, Ponte Vedra Beach, and Nocatee — and he has strong opinions about which neighborhoods are worth the price tag.

A quick note: This list is Greg's personal opinion, based on his experience living and working in the area and reviewing recent sales. It's not a scientific ranking, and reasonable people can disagree. If you have a different favorite, that's okay — real…

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The 4,462-Acre Agricultural Enclave North of Nocatee: What St. Johns County Buyers Need to Know in 2026

By Greg DeTullio, Broker/Owner, Living in Jacksonville FL Team  |  July 17, 2026


A new state law took effect on July 1, 2026, and within days, the Davis family and The PARC Group had already filed to fast-track 4,462 acres of land north of Nocatee toward residential development. This isn't a rumor or a leak — it's a confirmed filing, and it's moving through the approval process faster than almost any development St. Johns County has seen. Here's what's confirmed, what's still an open question, and what it means if you live near Nocatee, Ponte Vedra Beach, or 20 Mile.

1. A New State Law Is Fast-Tracking Development in St. Johns County

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Marsh Harbor vs. River Landing at Nocatee: Which Intracoastal Community Wins?

By Greg DeTullio, Broker/Owner, Living in Jacksonville FL Team  |  July 16, 2026

Toll Brothers has opened new construction inside Marsh Harbor, a gated waterfront community on the Intracoastal in Ponte Vedra, Florida. Buyers here have two paths: a custom-built home on an Intracoastal-front lot, or a move-in-ready Toll Brothers spec home starting in the low $2 millions. Below is a full breakdown of what's happening in the community right now, what things cost, and how to buy in without exposing yourself to the mistakes that trip up out-of-area buyers.

1. What Is Marsh Harbor in Ponte Vedra?

Marsh Harbor sits on the western bank of the Intracoastal Waterway, at…

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9 Things to Know Before Buying in EverRange (2026 Guide)

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


 Southeast Jacksonville just crossed a big turning point. eTown's remaining new-home inventory is drying up, EverRange — the master-planned community built to connect eTown and Nocatee — has already opened its first neighborhood, and a confirmed international surf park is now moving toward construction nearby. All three are tied to the same family's land and the same developer's decade-long vision for this corridor.

As a local relocation and new construction specialist, here's what you need to know before you decide where to buy, sell, or invest.

1. eTown's New-Home Inventory Is Thinning Out Fast

eTown, developed by…

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