LIVING IN JACKSONVILLE, FL -JACKONVILLE REAL ESTATE

If you've been looking at Julington Lakes or Oxford Estates because you want a larger home in northern St. Johns County, but you don't love the idea of buying somebody else's house, you should take another look at Middlebourne.

Middlebourne today is a different community than the one I showed buyers a few years ago. David Weekley has finished selling. ICI Homes is working through the remaining new-construction opportunities. You can still pick a homesite and make real structural changes to the house. And just outside the gates, Veterans Parkway is being extended south to connect with County Road 210 — a change I think could make this location even stronger.

In this update, I'll walk you through what's changed, what ICI is building, what one of my clients is actually spending on a home here right now, the two upgrades I consider no-brainers, what the HOA and CDD cost, and the honest pros and cons of buying in Middlebourne in 2026.

1. Middlebourne Has Grown Up

If you haven't driven through Middlebourne lately, it no longer feels like a brand-new community. Middlebourne opened to the public in late October 2022, so we're now about four years in.

Originally, two builders were here: ICI Homes and David Weekley Homes. David Weekley's sections have since sold out, so the new-construction story in Middlebourne today is really ICI Homes.

Editorial note: David Weekley sold-out status is based on Greg's first-hand market knowledge. Confirm nothing new has been released before publishing.

I actually think that makes Middlebourne more interesting to a certain buyer now than when it first opened. Here's why:

• The trees and landscaping have had time to grow in.

• Most of the surrounding streets are finished and established.

• You can see the actual homes your house will sit next to.

• And you can still build something brand new.

That combination — a mature neighborhood where you can still build — is not something you find very often in this part of St. Johns County.

2. The Location Was Always Good — Now It's Getting Better

Location has always been one of the strongest reasons to look at Middlebourne. The community sits in northern St. Johns County, right off the Longleaf Pine Parkway and Veterans Parkway corridor.

• Creekside High School is essentially right across the street.

• Durbin Pavilion and the growth around Durbin Park are close by.

• Costco, Home Depot, Walmart, restaurants, shopping and medical facilities cover most everyday needs within a short drive.

• If you commute north toward Jacksonville, this location makes more sense than moving much farther south or west.

But the biggest change to Middlebourne's location story is happening on Veterans Parkway — and I don't think enough buyers are paying attention to it.

3. Veterans Parkway to CR 210: Why It Matters

Veterans Parkway already runs through this part of northern St. Johns County. The long-term plan is for it to continue south and tie directly into the County Road 210 and Greenbriar Road intersection. That project is moving forward.

St. Johns County folded the Veterans Parkway / Greenbriar Road / CR 210 intersection work into its larger CR 210 widening project. That added work covers widening, new traffic signals and drainage improvements, and the County agreed to a cost of roughly $8.6 million for it. The engineering firm on the project describes the remaining extension — from Stillwater Boulevard down to CR 210 — as about 2 miles of new four-lane divided roadway.

I want to be careful here. I'm not going to give you an opening date, because I haven't seen St. Johns County publish a firm date for when you and I can drive Veterans Parkway all the way through to CR 210. But the connection itself is real, and it's a big deal.

Once it's open, this part of St. Johns County gets another north-south route with direct access toward CR 210, instead of everyone squeezing onto the same handful of existing roads.

The bigger road picture

CR 210 itself has been going through a major widening between Greenbriar Road and Cimarrone Boulevard. According to St. Johns County, that project covers about 2.3 miles and rebuilds the road from two lanes to four, with intersection improvements at Greenbriar.

Editorial note: Earlier County and news reports projected CR 210 (Greenbriar to Cimarrone) completion around spring 2026. Confirm current status before publishing; if finished, change "has been going through" to "recently completed."

West of Veterans, the County is also planning to widen a 1.5-mile gap of Greenbriar Road from two lanes to four, creating a continuous four-lane corridor heading west from Veterans Parkway. The County says construction is expected to start in late 2026 or early 2027 and last about 18 months.

So when I evaluate Middlebourne for the long term, I'm not just looking at where the roads go today. I'm looking at what this transportation network is turning into. That's why I believe the location is better today than when Middlebourne first opened.

4. Who Should Be Looking at Middlebourne in 2026

If you're looking at Julington Lakes or Oxford Estates, you should probably also be looking at Middlebourne.

Julington Lakes and Oxford Estates are beautiful communities. The homes aren't old, they're gated, and they attract a very similar northern St. Johns County buyer. But both are built out for new construction. Today, you're basically waiting for the right resale.

Editorial note: Julington Lakes (Toll Brothers) and Oxford Estates sold-out status is based on Greg's market knowledge. Confirm before publishing.

There's nothing wrong with buying resale. Sometimes it's the better decision. But if you're spending $900,000, $1 million or more, you may find a house in a neighborhood you love and still run into problems like these:

• You don't love their kitchen.

• They didn't do 12-foot ceilings.

• They don't have the sliders you want.

• There's no pool, or the lanai isn't big enough.

• The garage setup doesn't work for you.

When you buy resale, you're buying somebody else's decisions. Middlebourne still lets you make your own. That's where the comparison gets interesting.

5. What ICI Homes Is Offering Right Now

ICI is currently advertising Middlebourne homes from roughly $661,000 up to about $972,000, before homesite premiums and options. Homes range from around 2,500 to nearly 4,000 square feet.

ICI's site shows three product categories in Middlebourne: 50-foot lots, 60-foot lots and what ICI calls Middlebourne 70. At the larger end, you'll find plans like these:

• Egret VII — about 2,800 square feet, single story

• Costa Mesa II — just under 3,000 square feet

• Brooke — around 3,600 square feet

• Breckenridge — roughly 4,000 square feet

Most of those larger plans include a three-car garage. Advertised base pricing runs from roughly the upper $700s on the Egret VII to the upper $900s on the Breckenridge.

Editorial note: Pricing changes often. Re-check the $661K–$972K range and Egret VII / Breckenridge base prices on icihomes.com the day this publishes. A third-party listing site showed the Costa Mesa from $654,900 in July 2026.

Here's the most important thing to understand: the base price and what you ultimately build can be two very different numbers. I have a real example.

6. A Real Middlebourne Build: My Client's ICI Pablo II, Line by Line

One of my clients is building an ICI Pablo II in Middlebourne right now. Here's what that looks like in actual numbers:

Before final design selections, that house is already at about $961,525.

So when you see $775,900 online, don't assume that's what you'll pay. But don't assume the builder is nickel-and-diming you, either. Look at where the money is going. Most of my client's big-ticket choices are structural — and those are exactly the places I think you should spend your money.

Editorial note: Client details are shared without names or address. Confirm the client is comfortable with these figures being published.

Building in Middlebourne or comparing it to a resale? Before you register at the ICI model, talk to us. Once you register with a builder, it can limit your ability to bring in your own representation. Call or text (904) 599-2125 or email greg@livinginjacksonvillefl.com.

7. Two Upgrades I Wouldn't Think Twice About

If I were building this particular house, two upgrades would be automatic for me.

No-Brainer #1: 12-Foot Ceilings

At this price point, ceiling height changes the whole feel of the house — the volume, the natural light and the scale of every room. That matters even more when you're comparing your home against higher-end resales in Julington Lakes or Oxford Estates. My client paid about $24,600. I'd do it.

No-Brainer #2: The Oversized Four-Panel Slider

This is Florida. Your outdoor space should feel like part of your living room. An opening that's roughly 16 feet wide by 10 feet tall completely changes the rear living area. Pair it with an extended covered lanai, and maybe a pool down the road, and that's the Florida lifestyle most of my buyers are moving here for.

Here's the key point: you can change countertops, flooring and cabinet hardware later. You are not casually going back after closing to raise your first-floor ceilings to 12 feet. And you probably won't want to tear open a structural rear wall to add a giant slider. Do those things now.

8. Spend Money on What You Can't Change Later

That's really my whole philosophy on new construction. Spend your money first on the bones of the house:

• The homesite

• The structural layout

• Ceiling heights

• Large window and door openings

• Garage configuration

• The size of your outdoor living space

Worry about the pretty stuff later. You can replace a light fixture. You can put in new countertops in five years. But if you picked the wrong lot, you're stuck with it. As I always tell buyers: you can change countertops — you can't move the dirt.

9. Lot Selection: You Can't Move the Dirt

I never choose a lot based only on the premium. When I review a lot-placement plan with a client, I'm looking at:

• Setbacks, drainage easements, buffers and wetlands

• Where the neighboring home will sit

• Which direction your windows face

• How much backyard you really have once the house is placed

• Whether the pool and outdoor living area you want will actually fit

Earlier this year, ICI's 60-foot lot sheet showed homesite premiums from zero up to $57,000. My client's lot premium was $70,000, which shows how much pricing can change by phase, lot and timing.

And when someone tells you a lot is 0.23 acres, that's a little over 10,000 square feet — about a quarter acre. But I care just as much about how usable those 10,000 square feet are. The shape matters. Where the house sits matters. The rear yard matters.

Editorial note: The $0–$57,000 premium range comes from ICI's lot sheet earlier in 2026. Current premiums may differ.

10. ICI's Standard Features Are Solid

I don't want to give the impression that you need $200,000 in options just to make the house decent. ICI's Middlebourne feature sheet already includes a lot.

Outside and mechanical

• James Hardie siding

• Paver driveway and walkways

• Full landscaping and irrigation

• High-efficiency HVAC and a tankless gas water heater

• Gas stub-outs for the cooktop, dryer, water heater and covered lanai

Inside

• 8-foot interior doors

• Level 3 Aristokraft cabinetry with soft-close doors and drawers, plus 42-inch kitchen uppers

• An oven tower where the plan allows

• Stainless appliances and a gas cooktop

• Quartz kitchen countertops and a frameless glass owner's shower

Editorial note: Verify these items against ICI's current Middlebourne feature sheet before publishing; included features can change by phase.

So when my client spends extra money, most of it isn't about making the house livable. It's about making the house theirs.

11. Amenities: Know What You're Buying

Middlebourne is gated, with a community pool and a playground, and ICI markets it as golf-cart friendly.

But let me be clear: this isn't Nocatee, and it isn't RiverTown. If your number-one priority is big amenities — multiple pools, a water park and a full calendar of community programming — I have other places to show you.

Middlebourne is about the house, the location, the gate and the convenience. A lot of buyers actually prefer that.

12. HOA and CDD Costs

Here are the current numbers I'm working with:

• HOA: about $650 per year

• CDD: about $1,953 per year

Yes, there's a CDD. But you're not paying for a Nocatee-style amenity package. For this buyer, the question isn't just "Does it have a CDD?" The better question is: "What are my total carrying costs, and what am I getting for them?"

Editorial note: Confirm current HOA and CDD figures (CDD assessments can vary by lot and are updated annually) before publishing.

13. Pros and Cons of Middlebourne in 2026

The Pros

• Location. Creekside High nearby, Durbin close by, solid Jacksonville access, and eventually the Veterans Parkway connection through to CR 210.

• You can still build. That's possibly the biggest advantage over Julington Lakes and Oxford Estates.

• Real customization. ICI gives you meaningful flexibility without stepping fully into the custom-builder world.

• An established neighborhood. You don't have to imagine what the community will look like in ten years. You can see it.

The Cons

• Limited amenities. If amenities are your top priority, there are stronger choices.

• HOA and CDD. You're still paying both.

• School traffic. Being close to Creekside is convenient, but expect traffic at drop-off and pickup times.

• Customization has limits. You're still working within builder rules, engineering and architectural requirements.

• Limited homesites. You're getting toward the end. The neighborhood is mature, but the remaining dirt won't last forever.

14. Who I'd Put on a Plane to See Middlebourne

Here's my Middlebourne buyer. You tell me:

• "I want northern St. Johns County."

• "I like Julington Lakes and Oxford Estates."

• "I want a gated neighborhood and a three-car garage."

• "I want a larger home, but I don't need a giant water park."

• "I want good access north toward Jacksonville."

• "And if I'm spending close to a million dollars, I'd rather build it the way I want it."

I'm taking you to Middlebourne. Not because it's automatically better than Julington Lakes or Oxford Estates — it isn't the same product. But today it gives you something those communities generally can't: the ability to start with the lot and build the house around you.

Local Spotlight: The CR 210 and Veterans Parkway Crossroads

Here's another sign that the CR 210 and Veterans Parkway intersection is becoming important. According to the Jacksonville Daily Record, land at that corner sold for $11.1 million on July 15, 2026, to a Georgia developer, with plans on file for a grocery-anchored shopping center.

The plans show a roughly 61,000-square-foot grocery store, plus smaller retail space, for a center of about 77,000 square feet total. That footprint matches Harris Teeter's newer stores — but Harris Teeter has not confirmed this location, so I'm not telling you it's definitely coming.

What I am telling you is to follow the infrastructure: new roads, wider roads, a major intersection — and then commercial development. That pattern is exactly why Veterans Parkway belongs in the Middlebourne conversation.

One more local detail most people don't know: the final phase of Julington Lakes was built on land that's part of the same ICI-Middlebourne planned unit development. These neighborhoods really are next-door alternatives, which is why I compare them side by side.

Frequently Asked Questions (FAQs)

The Bottom Line

Don't just walk into the model and pick the first lot they show you. Look at the dirt. Look at the orientation. Look at the structural options. And spend your money on the things you can't change later.

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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