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        <title>LIVING IN JACKSONVILLE, FL -JACKONVILLE REAL ESTATE</title>
        <link>https://www.livinginjacksonvillefl.com/blog/</link>
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    <guid>https://www.livinginjacksonvillefl.com/blog/st-johns-county-closing-costs-resale-vs-new-construction/</guid>
    <link>https://www.livinginjacksonvillefl.com/blog/st-johns-county-closing-costs-resale-vs-new-construction/</link>
        <author>Greg@LivingInJacksonvilleFl.com (Greg DeTullio)</author>
        <title>St. Johns County Closing Costs: Resale vs. New Construction</title>
    <description> <![CDATA[ 
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 some of the fastest-growing master-planned communities in Northeast Florida, including Nocatee, RiverTown, SilverLeaf, Beacon Lake, TrailMark, and World Golf Village, along with Ponte Vedra Beach and St. Augustine. Buyers here pay the same five categories of closing costs that Jacksonville buyers pay across the county line in Duval County: state taxes on the transaction, lender fees, title and settlement charges, recording and third-party service costs, and prepaid items with escrow deposits. The rates for those categories are set by Florida law and don't change at the county line. What does change is the layer of local costs that sits on top: CDD assessments, HOA estoppel fees, and, for the large share of St. Johns County buyers purchasing brand-new homes, a builder contract that allocates costs differently than a resale contract would.


Key Takeaways






Florida's documentary stamp tax and Florida's standard recording fee schedule are set by state law and apply the same way in St. Johns County as they do in Duval County — the real differences between the two counties are local, not statutory.






CDD assessments, present in most master-planned communities in St. Johns County, add a layer of closing-day math that far fewer Duval County resale buyers ever encounter.






HOA estoppel fees are capped by Florida law at $299 for a standard request, plus up to $119 more for an expedited 3-business-day request and up to $179 more if the account is delinquent.






New construction closing costs differ from resale closing costs because a builder's contract typically assigns the buyer costs, like the deed doc stamps and the owner's title policy, that a resale seller customarily pays by local custom.






Independent buyer representation matters just as much, if not more, on new construction, since builder contracts are written to protect the builder and are rarely negotiable line by line.






I get some version of the same question from almost every buyer moving into St. Johns County, whether they're relocating from out of state or moving over from Jacksonville proper: &quot;Is this going to work the same way it did on my last house?&quot; If your last purchase was a resale in an older Duval County neighborhood, the answer is often no. CDDs, HOA estoppels, and builder contracts change the shape of the closing disclosure, and I want every buyer I work with to see those numbers coming well before we're at the closing table. If you're comparing this against a Jacksonville purchase, I've also written a companion piece on Jacksonville (Duval County) closing costs that covers the state-level basics in more detail.


How is St. Johns County different from Jacksonville (Duval County) at the closing table?


It's worth clearing up a common misconception first: the two most talked-about closing costs, Florida's documentary stamp tax and Florida's recording fee schedule, are not county-specific line items. They're set by state statute and apply identically in St. Johns County and Duval County.






Documentary stamp tax on the deed is $0.70 per $100 of the sale price statewide (outside Miami-Dade County), rounded up to the nearest $100, under §201.02, Florida Statutes.






Documentary stamp tax on the mortgage is $0.35 per $100 of the loan amount statewide, with no cap, under §201.08, Florida Statutes.






St. Johns County's recording fee schedule is $10.00 for the first page of a document and $8.50 for each additional page, plus a $1.00 indexing fee per name after the fourth — the same statutory schedule Duval County uses, per the St. Johns County Clerk's recording fee schedule.






A less-talked-about state tax also applies in both counties: Florida's intangible tax on new mortgages is 0.2 of the loan amount, or $2 per $1,000 borrowed, under §199.133, Florida Statutes. It's easy to miss on a closing disclosure, and it shows up whether you're financing in St. Johns County or Duval County.






So what actually is different in St. Johns County? Three things, and they're all local rather than statutory: how often a Community Development District (CDD) is involved, how often an HOA estoppel fee shows up because nearly every planned community has a mandatory HOA, and how much more likely you are to be buying new construction, where the builder — not a resale seller — sets the rules for who pays what.


Understanding CDD assessments at closing in St. Johns County


A Community Development District, or CDD, is a local special-purpose unit of government, not a private homeowners association, created under Chapter 190 of the Florida Statutes to finance and maintain infrastructure like roads, stormwater systems, and amenity centers for a planned community. Most of the large master-planned communities in St. Johns County, including Nocatee, RiverTown, SilverLeaf, and Beacon Lake, sit inside one or more CDDs. Duval County has some CDDs too, but nowhere near the concentration you'll find in St. Johns County's newer growth corridors.


A CDD assessment on your property tax bill typically has two pieces, and buyers need to understand both:






Operations and maintenance (O&amp;M) assessment — an annual charge, similar in spirit to an HOA due, that funds the CDD's day-to-day upkeep of common infrastructure and amenities.






Debt service (bond) assessment — repays the bonds the CDD issued to build the original infrastructure, typically amortized over 15 to 30 years. In some cases a homeowner can prepay the remaining bond balance in full.






CDD assessment amounts, bond balances, and payoff terms vary community by community and change over time. Confirm current figures directly with the specific CDD's district manager or through the seller's disclosure before writing an offer, rather than relying on a prior year's tax bill.


On a resale purchase inside a CDD community, a buyer typically inherits the remaining bond assessment on the property unless the contract specifically states the seller will pay it off at closing. That's a negotiation point worth raising early, not something to discover after the fact. On new construction, the CDD's initial infrastructure costs are often already baked into the home's base price, but the ongoing bond and O&amp;M assessments usually don't appear on a tax bill until after the first full tax year following the certificate of occupancy — which means a new-construction buyer's early tax and escrow estimates can look artificially low until that first CDD-inclusive bill arrives.


HOA estoppel fees and resale disclosures in St. Johns County


Nearly every planned community in St. Johns County has a mandatory HOA in addition to any CDD, which means an HOA estoppel certificate is part of most resale closings here. An estoppel certificate is the association's official statement of what the seller currently owes, and it protects the buyer from inheriting an unpaid balance.






Under §720.30851, Florida Statutes, an association must deliver the estoppel certificate within 10 business days of a written request, and the certificate is valid for 30 days.






As of the Florida Department of Business and Professional Regulation's current fee schedule, the certificate is capped at $299 for a standard request, plus up to $119 more for an expedited request delivered within 3 business days, and up to $179 more if the account is delinquent, per this estoppel fee update.






Who pays the estoppel fee is negotiable in the contract, but it's commonly treated as a seller-side cost in a resale transaction, since it discloses the seller's own account status.






A practical note from experience: in HOA-dense St. Johns County communities, ordering the estoppel request early avoids last-minute delays. New construction doesn't require an estoppel certificate at all, since there's no prior owner's account to disclose — but that doesn't mean a new-construction buyer skips CDD and HOA costs altogether, just that they show up differently, as explained below.


New construction closing costs vs. resale closing costs in St. Johns County


This is where St. Johns County diverges most from a typical Duval County resale closing, because such a large share of St. Johns County's inventory is new construction. A builder's purchase contract is not the standard FAR/BAR form most resale buyers are used to, and it is written to protect the builder, not the buyer. Builder contracts are commonly presented on a take-it-or-leave-it basis, with limited room to negotiate individual line items.


The clearest example is how closing costs get allocated. In a St. Johns County resale, local custom in North Florida commonly has the seller pay the deed doc stamps and the owner's title insurance policy. Many builder contracts flip that: the buyer is made responsible for the deed doc stamps, the owner's title policy, or both, simply because the builder wrote the contract that way. On top of that, builders frequently require or strongly incentivize buyers to use the builder's affiliated title company and preferred lender, and any closing-cost credit or rate buydown offered is usually contingent on doing so — which means it's built into the deal's overall pricing, not free money layered on top of an otherwise-standard resale transaction.


A few other differences worth knowing before you sign a builder contract:






There's no prior owner, so there's no HOA estoppel fee and no property tax proration credit worth much — new construction is assessed as vacant or partially improved land until the county reassesses it after closing, so the tax proration a buyer would normally receive from a resale seller is minimal to nonexistent.






CDD infrastructure costs are often reflected in the home's base price, but the ongoing bond and O&amp;M assessments won't show up on a full tax bill until after the certificate of occupancy is issued and the county completes its next assessment cycle.






Builder contracts often limit or exclude a traditional home inspection contingency, relying instead on a builder-run punch list walkthrough near closing.






Resale vs. New Construction: Where the Costs Land










Cost Item





Typical Resale (St. Johns County)





Typical New Construction










Deed doc stamps ($0.70/$100)






Often seller-paid, by local custom






Often shifted to buyer by builder contract








Owner's title insurance






Often seller-paid, by local custom






Often buyer-paid, or buyer steered to builder's title company








HOA estoppel fee






Seller-side disclosure cost (capped by law)






Not applicable — no prior owner account








CDD bond assessment






Buyer typically assumes remaining balance unless negotiated






Often reflected in price; bond debt service starts after CO








Doc stamp on mortgage / recording fees






Same statutory rate






Same statutory rate








Property tax proration credit






Based on seller's prior full-year tax bill






Minimal to none — new/incomplete assessment








Closing cost credits






Negotiated case-by-case with the seller






Often tied to using the builder's preferred lender










 


Because builder contracts are written by and for the builder, having your own independent buyer's agent and, where the numbers justify it, your own attorney review the contract before you sign is one of the most protective steps a new-construction buyer can take. A builder's on-site sales representative works for the builder, not for you.


If you're comparing a resale in an established St. Johns County neighborhood against a new build in Nocatee, RiverTown, or SilverLeaf, I'm glad to run the actual numbers side by side for your specific scenario before you write an offer.


Which St. Johns County closing costs are fixed by law and which can I negotiate?










Cost Category





Fixed or Negotiable?





Notes










Doc stamps on mortgage (buyer)






Fixed by state law






$0.35 per $100 of loan amount; no cap; same in every FL county except Miami-Dade surtax rules








Doc stamps on deed






Rate fixed; who pays is negotiable






$0.70 per $100; seller pays by North Florida custom in a resale, but builder contracts often shift this to the buyer








St. Johns County recording fees






Fixed by state statute






$10 first page, $8.50 each additional page — identical schedule to Duval County








Intangible tax on new mortgage






Fixed by state law






0.2 of loan amount ($2 per $1,000); easy to overlook








CDD O&amp;M assessment






Set by the CDD board annually






Not negotiable in the contract; confirm current amount with the district manager








CDD bond assessment payoff






Negotiable in the contract






Buyer assumes it by default in a resale unless the seller agrees to pay it off








HOA estoppel fee






Fee capped by state law; who pays is negotiable






$299 standard / +$119 expedited / +$179 delinquent








Owner's title insurance






Negotiable in the contract






Seller commonly pays in a St. Johns County resale by custom; builder contracts vary








Appraisal, inspection, survey






Buyer-side by custom; negotiable






Seller can credit these; typically buyer-ordered and buyer-paid










 


St. Johns County Local Spotlight


St. Johns County's growth is concentrated in a handful of master-planned communities, each with its own CDD and HOA structure. Nocatee, spanning both St. Johns and northern Duval County, is one of the largest CDD-governed communities in Florida. RiverTown and SilverLeaf sit along the St. Johns River corridor with their own district infrastructure. Beacon Lake and TrailMark are newer CDD communities closer to CR-210. Ponte Vedra Beach and St. Augustine round out the county with a mix of established coastal neighborhoods and historic-district resale inventory, where CDDs are far less common but HOA and, in St. Augustine's case, city utility lien searches, still factor into a closing disclosure. Every one of these areas has its own assessment schedule, so a CDD or HOA figure from one community should never be assumed to apply to another.


How I Help Buyers Navigate St. Johns County Closings


Whether you're comparing a resale in an established neighborhood to a new build in Nocatee, RiverTown, or SilverLeaf, or you're weighing a move-up purchase in Ponte Vedra Beach, I walk buyers through a 9/90/180-day plan built around understanding the true cost of ownership before you ever write an offer. That includes pulling the actual CDD assessment schedule, confirming HOA estoppel figures, and reading the builder contract line by line so you know exactly what you're responsible for at closing. As an independent buyer's representative, I don't work for the builder or the listing agent — my job is to protect your side of the transaction, and it costs you nothing out of pocket to have that representation.


Frequently Asked Questions (FAQs)


St. Johns County closing costs follow the same Florida tax rates and recording fee schedule as Jacksonville, but CDDs, HOA estoppel requirements, and builder contracts on new construction change what actually lands on your closing disclosure. Knowing which costs are fixed by law and which are set by the community, or by the builder, is what lets you negotiate from an informed position instead of finding out at the closing table. I walk every buyer I work with through those numbers, resale or new construction, before we ever make an offer.





LET'S TALK ABOUT YOUR NEXT MOVE


Call/Text: (904) 599-2125


Email: greg@livinginjacksonvillefl.com


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

Want more real estate insight like this? Follow and Subscribe to the Living in Jacksonville FL Team on YouTube (@LIVINGINJACKSONVILLEFL) for neighborhood tours, market updates, and buyer tips you won't find anywhere else.


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.


 


 

 ]]> </description>
    <pubDate>Wed, 09 Sep 2026 08:43:00 -0500</pubDate>
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    <guid>https://www.livinginjacksonvillefl.com/blog/jacksonville-fl-buyer-closing-costs-explained/</guid>
    <link>https://www.livinginjacksonvillefl.com/blog/jacksonville-fl-buyer-closing-costs-explained/</link>
        <author>Greg@LivingInJacksonvilleFl.com (Greg DeTullio)</author>
        <title>Jacksonville FL Buyer Closing Costs Explained</title>
    <description> <![CDATA[ 


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 party pays which line item depends on your contract and local custom, but the state taxes are fixed by law and non-negotiable.


Key Takeaways




Florida's documentary stamp tax on mortgages is set by statute at $0.35 per $100 of the loan amount, with no cap, and applies to every financed purchase in Jacksonville.


Duval County recording fees are $10.00 for the first page of a document and $8.50 for each additional page, plus a $1.00 indexing fee per name after the fourth, these are county-set and not negotiable.


Buyer closing costs in Jacksonville fall into five categories: state taxes, lender fees, title and settlement charges, third-party services, and prepaid items with escrow deposits.


Who pays deed doc stamps and owner's title insurance is negotiable in the contract, local custom in Duval County leans one way, but every deal is different and sellers can credit buyers for these costs.


Cash buyers skip the mortgage doc stamp and most lender fees, but still owe recording fees, title charges, third-party service costs, and prepaids.




One of the most common questions I get from buyers, especially relocation clients moving to Jacksonville from out of state, is some version of &quot;how much cash do I actually need to show up with at closing?&quot; The down payment is the number they've been planning around, but closing costs catch a lot of people off guard.


Florida has some state-specific taxes that don't exist in every market, and Duval County has its own recording fee schedule. If you're used to buying in another state, the line items on your closing disclosure will look different here. Here's how I walk my clients through each category so there are no surprises on closing day.


What are the five categories of buyer closing costs in Jacksonville?


Every Jacksonville buyer's closing disclosure will have costs that fall into one of these five buckets. Some are fixed by law. Some are set by your lender. Some are negotiable in the contract. Knowing which is which matters.


1. Florida state taxes on financed purchases


If you're financing your purchase, the most material law-fixed cost on your closing disclosure is the documentary stamp tax on your mortgage. Under §201.08, Florida Statutes, the tax is $0.35 per $100 (or fraction thereof) of the indebtedness secured by the mortgage. There is no cap. The Florida Department of Revenue confirms this rate applies statewide, including Jacksonville and Duval County, and it is current as of Q3 2026.


This tax is calculated on the full loan amount, regardless of whether the indebtedness is contingent or absolute, per the Florida Department of Revenue's Documentary Stamp Tax Overview. It shows up as a buyer-side debit on your closing disclosure, and it's not something you can negotiate away, though a seller can agree to credit you for it.


There is also a documentary stamp tax on the deed itself, governed by §201.02, Florida Statutes. The Florida Department of Revenue is clear that the statute sets the tax rate and the obligation, it does not assign responsibility to buyer or seller. In Duval County, deed doc stamps are commonly a seller-side cost by local custom, but this is negotiable in the contract. Every deal is different, and I always make sure my buyers know what they've agreed to before we get to the closing table.


2. Lender fees


Your lender will charge fees for originating and processing your loan. These typically include an origination fee, underwriting fee, processing fee, and any discount points you've chosen to pay to buy down your rate. Credit report and flood certification fees are also common lender-side charges.


Lender fees vary significantly from one institution to another. The CFPB's Loan Estimate explainer walks through how these fees appear on the Loan Estimate you receive within three business days of applying, and your lender is required to give you that document before you commit. I always tell my buyers to compare Loan Estimates from at least two lenders, the differences in origination fees and points can be meaningful.


3. Title and settlement charges


In Jacksonville, your closing is handled by a closing agent, typically a title company. The title-related charges on your closing disclosure usually include a lender's title insurance policy (required by your lender if you're financing), a settlement or closing fee charged by the title company, a title search or commitment fee, and sometimes a municipal lien search.


Owner's title insurance, which protects your own equity, not just the lender's, is separate from the lender's policy. In Duval County, it's common for the seller to pay the owner's title policy by local custom, but again, this is negotiable. In competitive offer situations or new construction, the assignment of title costs can shift. I've seen builders offer closing cost credits tied to using their preferred title company, which can effectively move some of these charges off the buyer's side.


When both an owner's policy and a lender's policy are issued at the same time, title companies typically offer a simultaneous-issue discount on the lender's policy. Ask your closing agent about this, it's worth confirming.


4. Duval County recording fees and third-party services


Recording fees in Jacksonville are set by Duval County and are not negotiable. Per the Duval County Clerk of Courts Recording Department, the schedule is $10.00 for the first page of a document and $8.50 for each additional page, plus a $1.00 indexing fee per name after the fourth. This applies to the deed, the mortgage, and any riders or HOA documents that need to be recorded. Longer documents mean higher recording fees, this is one of those line items that's small but fixed.


Your title company will typically bundle the recording fees into the title services section of your closing disclosure, and in most Jacksonville closings the documents are e-recorded through the title company rather than hand-delivered to the courthouse. The Duval County Clerk's office at 501 West Adams Street is available for walk-in recording of post-closing instruments like satisfaction of mortgage, but your purchase closing itself will almost certainly go through your title company.


Third-party services, appraisal, home inspection, termite/WDO inspection, and survey, are also buyer-side costs in most Jacksonville transactions. The appraisal is ordered by your lender and typically paid upfront or at closing. Home inspections and termite inspections are usually paid directly to the inspector before or at the time of service. Survey costs, when required, generally appear as a buyer-side debit on the closing disclosure unless the seller agrees to provide one or credit you for it.


Jacksonville contracts commonly call for thorough inspections, and I always recommend a general home inspection, a WDO (wood-destroying organism) inspection, and a roof inspection as a baseline. These are almost always buyer-ordered and buyer-paid, and they're worth every dollar.


5. Prepaid items and escrow deposits


Prepaids and escrow deposits are not fees, they're your own money going into accounts you control or toward costs you'd pay anyway. But they still require cash at closing, and they're often the part of the closing disclosure that surprises buyers the most.


Prepaid items typically include:




Prepaid interest, interest that accrues from your closing date to the end of that month, before your first mortgage payment kicks in


Prepaid homeowners insurance, your lender will require you to pay the first year's premium upfront at closing


Initial escrow deposits, your lender collects upfront deposits for property taxes and insurance to fund your escrow account




The size of your escrow deposit depends on your property tax rate, your insurance premium, and how many months' cushion your lender requires. In St. Johns County communities like Nocatee, Rivertown, Silverleaf, and EverRange, HOA and CDD fees also factor into escrow calculations. This is one of the areas where I always tell my buyers to ask their lender for a detailed breakdown early in the process, not just at closing.


For a deeper look at what buyers should expect in the communities I work in, check out my Jacksonville relocation resources on the Living in Jacksonville FL Team site.


Which closing costs are fixed by law and which can I negotiate?


This is the question I get most often once buyers understand the categories. Here's the honest breakdown:






Cost Category

Fixed or Negotiable?

Notes






Doc stamps on mortgage (buyer)


Fixed by state law


$0.35 per $100 of loan amount; no cap; §201.08 FL Statutes




Doc stamps on deed


Tax rate fixed; who pays is negotiable


Seller pays by local custom in Duval County, but contract controls




Duval County recording fees


Fixed by county


$10 first page, $8.50 each additional page; set by Duval Clerk




Lender fees (origination, underwriting, processing)


Negotiable with lender


Compare Loan Estimates from multiple lenders




Owner's title insurance


Negotiable in contract


Seller commonly pays in Duval County by local custom




Lender's title insurance


Required by lender; rate varies


Simultaneous-issue discount available when owner's policy also issued




Appraisal, inspection, survey


Buyer-side by custom; negotiable


Seller can credit; typically buyer-ordered and buyer-paid




Prepaid interest, insurance, escrow deposits


Amount varies; not waivable


Depends on loan amount, closing date, tax rate, insurance premium






The key takeaway from that table: the state taxes are fixed in rate, but who pays them is often a contract negotiation. A seller can agree to credit you for your mortgage doc stamps. Builders sometimes offer closing cost credits. In a balanced market, it's worth asking, the worst answer is no.


Your specific numbers depend on your loan amount, your lender's fee structure, your insurance premium, the property's tax assessment, and what you negotiate in the contract. That's exactly why I walk my buyers through a preliminary closing cost estimate before we ever make an offer. If you want to know what your numbers actually look like, that conversation starts with a call.


Frequently Asked Questions





Closing costs in Jacksonville have more moving parts than most buyers expect, especially once you factor in Florida's state taxes and Duval County's recording fee schedule. The good news is that once you understand which costs are fixed by law and which are negotiable, you can go into the contract process with a clear picture of what you're actually committing to.


I walk every one of my buyers through a preliminary closing cost breakdown before we make an offer, not a generic estimate, but numbers tied to their actual loan amount, the specific property, and what we're asking the seller to cover. If you're buying in Jacksonville, Nocatee, Rivertown, Silverleaf, EverRange, or Ponte Vedra Beach and want to know what your cash-to-close number actually looks like, let's talk.





LET'S TALK ABOUT YOUR NEXT MOVE


Call/Text: (904) 599-2125


Email: greg@livinginjacksonvillefl.com


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

Want more real estate insight like this? Follow and Subscribe to the Living in Jacksonville FL Team on YouTube (@LIVINGINJACKSONVILLEFL) for neighborhood tours, market updates, and buyer tips you won't find anywhere else.


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.


 ]]> </description>
    <pubDate>Mon, 07 Sep 2026 15:04:00 -0500</pubDate>
</item>
<item>
    <guid>https://www.livinginjacksonvillefl.com/blog/st-johns-county-deadlocks-on-the-4462-acre-nocatee-land-deal--what-happens-by-sept-29/</guid>
    <link>https://www.livinginjacksonvillefl.com/blog/st-johns-county-deadlocks-on-the-4462-acre-nocatee-land-deal--what-happens-by-sept-29/</link>
        <author>Greg@LivingInJacksonvilleFl.com (Greg DeTullio)</author>
        <title>St. Johns County Deadlocks on the 4,462-Acre Nocatee Land Deal — What Happens by Sept. 29</title>
    <description> <![CDATA[ 
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 development. The land sits along the Intracoastal Waterway and the Duval County line, near Palm Valley Road, San Pablo Road, County Road 210, and 20 Mile Road.






The application was filed by BR4700 LLC, an entity tied to the Davis family, founders of Winn-Dixie, working with The PARC Group, the developer behind Nocatee.






The filing requests one home per acre, which could allow up to 4,462 homes.






No community name, housing type, or phasing plan has been made public yet.






Editorial note: The application is formally known as ENCERT 2026-01. It was filed July 1, 2026, the same day Florida's agricultural enclave law took effect. Source: Jax Daily Record.


2. Why Both Votes Failed


Commissioners had two choices in front of them, and neither one got enough votes to pass. The five-member board split 3-2 both times, just in different directions.






A motion to deny the certification failed 3-2. Commissioners Krista Joseph and Ann Taylor voted to deny it; Clay Murphy, Christian Whitehurst, and Sarah Arnold voted against denying it.






A motion to approve the certification, made by Commissioner Whitehurst, also failed 3-2. Only Whitehurst and Arnold supported it; Murphy, Joseph, and Taylor voted against it.






In plain terms: three commissioners wouldn't vote to deny it, and a different combination of three wouldn't vote to approve it either. The land is stuck in limbo — for now.


3. The Sept. 29 Deadline That Could Approve the Land Automatically


Florida's agricultural enclave law, Senate Bill 686, works on a strict clock. Once an application is filed, the county has 90 days to take action. If commissioners don't approve it, deny it, or get a court to step in before that window closes, the certification happens automatically.






SB 686 was signed by Gov. Ron DeSantis on April 24, 2026, and took effect July 1, 2026.






BR4700 LLC filed its application on July 1, 2026, the first day it could.






Ninety days from that filing date lands around Sept. 29, 2026.






Editorial note: Some coverage lists the deadline as either Sept. 28 or Sept. 29, 2026, depending on how the count is measured. Buyers and residents who want the exact date should confirm it directly with St. Johns County's Growth Management Department before the window closes.


4. St. Johns County's Plan to Fight the Law in Court


Rather than approve or deny the application outright, commissioners also voted to direct the County Attorney's Office to look into challenging SB 686 itself. Chair Clay Murphy led that push, joined by Commissioners Joseph and Taylor.


This isn't the first time the county has gone down this road. Commissioners first voted back in early August to have staff explore whether the county has legal standing to fight the law, before this specific vote ever happened. What's new is that the board is now looking at real options, from an injunction to a broader lawsuit, to slow the law down or stop it from applying here.


Editorial note: As of this writing, no lawsuit has been filed. This is a direction to attorneys to research options, not a completed legal action.


5. What This Means If You Live Near Nocatee, Ponte Vedra Beach, or 20 Mile


A few things are worth understanding, whether you already own a home in the area or you're watching it as a future buyer:






This land sits directly against the Intracoastal Waterway, immediately north of Nocatee, putting it in the same waterfront tier as other high-value St. Johns County communities.






Nothing about the final community — name, builder, lot sizes, or amenities — has been confirmed. Any specific claims you see online about what's “planned” there should be treated as speculation until the county or the developer confirms it.






If the land is certified, it still has to go through additional development review before construction can begin. Certification opens the door; it doesn't hand over a shovel-ready project.






Long-term, large approved land pipelines near established communities have tended to support surrounding property values, even before a single home is built — but that comes with real, near-term questions about traffic, schools, and infrastructure that residents in 20 Mile and Palm Valley Road areas are right to raise.






Local Spotlight: Where to Track This Yourself






St. Johns County Growth Management Department — the official source for application status, hearing dates, and staff reports.






Florida Senate's official bill page for SB 686 — the full legal text of the agricultural enclave law.






Nocatee's official community site for updates directly from the community that borders this land.






Frequently Asked Questions





This fight isn't over — it's on a countdown. Whether the land gets certified by a vote, certified automatically, or ends up in court, buyers and residents near Nocatee should expect more news before the end of September.





LET'S TALK ABOUT YOUR NEXT MOVE


Call/Text: (904) 599-2125


Email: greg@livinginjacksonvillefl.com


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

Want more real estate insight like this? Follow and Subscribe to the Living in Jacksonville FL Team on YouTube (@LIVINGINJACKSONVILLEFL) for neighborhood tours, market updates, and buyer tips you won't find anywhere else.


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.


 


 


 


 

 ]]> </description>
    <pubDate>Fri, 04 Sep 2026 16:15:00 -0500</pubDate>
</item>
<item>
    <guid>https://www.livinginjacksonvillefl.com/blog/how-long-does-it-take-to-build-a-new-home-in-northeast-florida-a-9-step-guide-from-contract-to-closing/</guid>
    <link>https://www.livinginjacksonvillefl.com/blog/how-long-does-it-take-to-build-a-new-home-in-northeast-florida-a-9-step-guide-from-contract-to-closing/</link>
        <author>Greg@LivingInJacksonvilleFl.com (Greg DeTullio)</author>
        <title>How Long Does It Take to Build a New Home in Northeast Florida? A 9-Step Guide From Contract to Closing</title>
    <description> <![CDATA[ 
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 new construction, but your own timeline can move faster or slower depending on your builder, the size of your home, permitting in your specific county, and the weather. Always confirm exact timing with your builder's sales team.


1. Know What You're Actually Buying: Pre-Sale, Spec, or Quick Move-In


Before you can talk timeline, you need to know which type of new home you're looking at. Builders usually sell three kinds of homes, and each one comes with a very different wait time.






Pre-sale: You pick the lot, the floor plan, and every finish yourself. This is the most personal option, but it also takes the longest — typically 6 to 12 months.






Spec home: The builder already chose the finishes and started construction, guessing at what buyers will want. It's already permitted and underway, so it might only take 1 to 5 months to finish.






Quick move-in home: This home is done, or almost done. You could close in a month or less.






This guide is about the pre-sale process — picking your own lot and building from scratch — since that's where buyers have the most decisions to make and the most questions.


2. Hire Your Own Real Estate Agent Before You Do Anything Else


This is the step people skip most often, and it's the one I'd argue matters most. The sales rep sitting in the builder's model home works for the builder. That's their job, and there's nothing wrong with that — but it means their first loyalty is to their employer, not to you.


An independent buyer's agent works for you instead. And here's the part that surprises a lot of people: most national production builders already build a real estate commission into their marketing budget. That means using a buyer's agent typically costs you nothing out of pocket, and it doesn't change the price of the home. Builders can't lower your price for using an agent (or raise it for not using one) because of something called comparables — the recent sale prices in that neighborhood that set the value for every home around yours.


Before you pick an agent, ask a few simple questions:






How many new construction builds do you have going on right now?






How many homes have you personally closed this year?






How well do you know this specific builder and community?






Research from the National Association of Realtors has found that many buyers work with the first agent they talk to. Interviewing more than one can be worth the extra hour.


3. Pick Your Lot, Floor Plan, and Structural Options (1–2 Weeks)


Once you've narrowed down a community, it's time to talk lots and floor plans. Here's something I tell every client: the floor plan matters, but so does the lot. A pie-shaped lot on a cul-de-sac, a lake view, or a preserve view can make a huge difference in how much you enjoy — and how much you can eventually sell — your home.


Your agent should help you see the “lot fit” — how the actual floor plan sits on that specific lot — so you know your setbacks, side yard space, and where things like your AC condenser will end up. A good pro tip: try to get your AC unit placed on the side of the house instead of directly behind it, if the community allows it.


During this same window, you'll also choose:






Structural options, like an extended lanai, pocket doors, or open stair railings instead of solid half-walls






Your home's elevation, which is just a fancy word for the front-facing design






Your exterior color scheme






Builders move fast here. Once you've chosen a lot, expect the sales team to push for a signed contract and deposit within about one to two weeks — they don't want to hold that lot off the market any longer than necessary.


4. Sign the Contract and Head to the Design Center (30–45 Days)


After you sign, most builders ask for a deposit within three to five days. Then, about 30 to 45 days later, you'll be scheduled for your Design Center visit — usually a one- to two-day appointment where you pick every finish in the home: flooring, countertops, cabinet hardware, grout color, paint, and more.


I won't sugarcoat this one: it's overwhelming. The Design Center is also where builders make a large part of their profit margin, so it pays to walk in with a budget and a plan. Bringing someone with design experience — whether that's your agent's team or your own designer — can help you get the look you want without blowing your budget, while also thinking ahead to resale value.


Change fees are real. Once your selections go to permitting, most builders charge extra for any changes — so try to finalize everything you want before this step is done.


5. Permitting: Waiting on the County (1–3 Months)


With your contract signed and your selections locked in, your builder submits everything to the county for permitting. This step is completely out of your builder's hands — it depends on your local building department's workload, and it typically runs 30 to 45 days, though it can take up to three months on larger or more custom homes.


If you're building in St. Johns County, you can check current permit review timelines and requirements directly through the St. Johns County Building Department.


6. Meet Your Builder and Pour the Foundation


Somewhere around month two or three, you'll have your preconstruction meeting. This is where you meet the person actually in charge of building your home — your construction manager, sometimes called your builder. This person is often juggling 7 to 20 homes at once, so a good working relationship matters.


At this meeting, you'll walk through every detail: electrical outlet placement, light switches, hose bibs, and anything else that isn't obvious from a floor plan on paper. Once this meeting wraps up, the lot is graded, plumbing is roughed in below the slab, and the concrete foundation is poured.


Florida rain can genuinely delay this step. A hard rain right before the pour can wash out the graded soil inside the form boards, forcing the crew to redo the prep work. It's one of the most common reasons builders won't commit to an exact completion date early on.


7. Framing and the Home's “Guts”: Plumbing, Electrical, and HVAC (2–4 Months)


After the slab cures, framing goes up — and it happens fast. A 2,400 to 3,000 square foot home can be framed by an experienced crew in just a few days. This stage typically takes one to two months from start to finish, including the roof, windows, and exterior doors.


Next comes what I consider the single most important phase of the entire build: the mechanicals. This is when plumbing, electrical, and HVAC all go in, generally over another one to two months. Once this is done and inspected, the walls get closed up with drywall — which means this is your last real window to verify everything is correct.


8. The Pre-Drywall Inspection (Don't Skip This)


Before drywall goes up, schedule an independent, third-party pre-drywall inspection. Your builder may be managing 10 or 20 homes at once, and mistakes happen — a missed outlet, an HVAC run in the wrong spot, plumbing that doesn't match the plan. Once the walls are closed, fixing any of that means cutting into drywall.


A good inspector documents everything in a written report, which becomes historical proof of what's behind your walls. Your builder should walk through that report with you at a pre-drywall orientation meeting and confirm, in writing, what will be corrected before the walls close up.


Keep this inspection report. If a problem shows up years later — water intrusion or an HVAC issue are common ones in Florida's climate — this report can help you and your builder figure out whether it was there from the start.


9. Drywall, Finishes, and the Final Walk-Throughs to Closing (2–3 Months)


Drywall and insulation typically take three to four weeks. From there, your home moves into interior and exterior finishes: cabinets, countertops, flooring, paint, and siding. In Northeast Florida, many builders now use fiber cement siding instead of traditional stucco, since it tends to hold up better against our humidity and rain over the long run.


Once cabinets go in, most builders send what's known as a “cabinet letter” — a rough estimate, usually 30 to 45 days out, of when your home will close. About one to two weeks before closing, you'll have your New Home Orientation walk-through with your builder, followed by a final inspection walk (ideally the day before closing, not the day of) to confirm everything on your list has been addressed.






Minor items your builder can't finish in time (like a special-order cabinet door) are typically documented in writing and completed after closing.






Bigger issues should be resolved before you close — you have far less leverage once the sale is final.






Your new home also comes with a builder's warranty, often with a 10- to 11-month inspection window before it expires — worth using.






All told, most Northeast Florida pre-sale new construction homes run about 8 to 12 months from signed contract to closing day, though I've seen it move faster on simpler homes and slower during rainy stretches, busy permitting seasons, or larger custom builds.


Local Spotlight: Where This Process Plays Out in Northeast Florida


Northeast Florida is home to some of the most active new construction markets in the state. If you're touring model homes while you weigh your options, a couple of master-planned communities are worth putting on your list:






Nocatee, in Ponte Vedra — One of the best-selling master-planned communities in the country, with dozens of neighborhoods, multiple builders, and amenities ranging from waterparks to trail systems. nocatee.com






RiverTown, in St. Johns County — A riverfront community along the St. Johns River built primarily by Mattamy Homes, with several neighborhoods at different price points and a resort-style amenity center. rivertownflorida.com






SilverLeaf and communities closer to Ponte Vedra Beach and St. Augustine are also worth a look, depending on your commute, school zone priorities, and budget. This is exactly the kind of comparison an independent buyer's agent can walk you through before you fall in love with a single model home.


Frequently Asked Questions (FAQs)


New construction in Northeast Florida is a marathon, not a sprint — but with the right team beside you, from lot selection to the final walk-through, it doesn't have to feel overwhelming.


LET'S TALK ABOUT YOUR NEXT MOVE


Call/Text: (904) 599-2125


Email: greg@livinginjacksonvillefl.com


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

Want more real estate insight like this? Follow and Subscribe to the Living in Jacksonville FL Team on YouTube (@LIVINGINJACKSONVILLEFL) for neighborhood tours, market updates, and buyer tips you won't find anywhere else.


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.
 ]]> </description>
    <pubDate>Thu, 03 Sep 2026 13:32:00 -0500</pubDate>
</item>
<item>
    <guid>https://www.livinginjacksonvillefl.com/blog/st-johns-county-fl-9-things-to-know-before-you-move-2026-guide/</guid>
    <link>https://www.livinginjacksonvillefl.com/blog/st-johns-county-fl-9-things-to-know-before-you-move-2026-guide/</link>
        <author>Greg@LivingInJacksonvilleFl.com (Greg DeTullio)</author>
        <title>St. Johns County, FL: 9 Things to Know Before You Move (2026 Guide)</title>
    <description> <![CDATA[ 
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, marsh, and coastline. The county's population passed 346,000 in recent estimates — up from about 273,000 at the last full census — making it one of the fastest-growing counties in the state.


Population and growth figures change often. For the latest official numbers, see the U.S. Census Bureau's St. Johns County profile or the county's own data at sjcfl.us.


The easiest way to think about the county is by area, not by map lines:






Ponte Vedra Beach &amp; Nocatee — the northeast corner, closest to the ocean and to Jacksonville






St. Johns &amp; the 210 Corridor — Rivertown, Durbin Crossing, Silverleaf, and the fastest new-construction growth






St. Augustine &amp; St. Augustine Beach — the historic core, tourism, and the coast south of the 210 corridor






Rural West St. Johns — Hastings and the undeveloped western county, mostly agricultural






Schools have a lot to do with why certain areas get talked about more than others. Whether or not you have kids, strong schools tend to support home values, and St. Johns County's better-rated schools cluster in Ponte Vedra, Nocatee, St. Johns, and parts of Silverleaf and St. Augustine.


You can check current ratings for any address at GreatSchools.org or on the St. Johns County School District site.


2. Ponte Vedra Beach &amp; Nocatee: Beaches, Golf Carts, and Top Schools


Ponte Vedra Beach (zip 32082) is the most exclusive stretch of real estate in the county — beachfront and golf-club communities where most homes need a healthy budget well into seven figures, and even then many homes date to the early 2000s and may need updating.


Just across the Intracoastal sits Nocatee (zip 32081), one of the best-selling master-planned communities in the country. Nocatee blends single-family homes, townhomes, and luxury waterfront estates across dozens of neighborhoods, with amenities, schools, and shopping designed to be reachable by golf cart.


Home prices shift constantly. Rather than quote a specific range here, check current listings at Nocatee's official site or our Nocatee community guide.


Zoned schools for most of Nocatee include Valley Ridge Academy, Palm Valley Academy, Pine Island Academy, and Nease High School — all part of the St. Johns County School District. A handful of older Nocatee neighborhoods sit just across the line in Duval County and zone to different schools, so it's worth confirming zoning on any specific address before you fall in love with a floor plan.


For outdoor space, the Guana Tolomato Matanzas National Estuarine Research Reserve (most locals just call it &quot;Guana&quot;) runs along the coast in Ponte Vedra with beach access, hiking and biking trails, and kayak launches.


GTM Research Reserve — official visitor info


See our Ponte Vedra Beach community guide →


3. St. Johns &amp; the 210 Corridor: Rivertown, Silverleaf, and New Construction


Head west of Nocatee across US-1 and you're on the 210 corridor, home to most of the county's newer master-planned growth: Beachwalk, Beacon Lake, Creekside, Rivertown, Durbin Crossing, Julington Creek, Fruit Cove, and — continuing south — Shearwater, Silverleaf, and Palencia near World Golf Village.


Rivertown, along the St. Johns River, is a Toll Brothers–anchored master-planned community with high CDD fees but golf-cart access to K-8 schools. Durbin Crossing and Silverleaf sit further along the corridor, with Silverleaf still in early phases — the community currently has a few thousand homes with plans for tens of thousands more over the coming years.


Silverleaf's long-range build-out numbers come from the developer and change as phases are approved. Confirm current totals directly with St. Johns County's planning department before using them to plan a purchase.


If you want a big lot without CDD fees, Bartram Ranch (built by Toll Brothers near Bartram Trail High School) is a newer option in St. Johns with no CDD assessment, though it does carry standard HOA dues.


Bartram Ranch — Toll Brothers official community page


A quick correction here: several videos (including some of ours) have referred to a &quot;First Coast Highway&quot; cutting through Silverleaf toward I-95. That's a mix-up with two separate projects. The First Coast Expressway (SR 23) is a toll road in Clay County, well west of Silverleaf. The actual project running through this part of St. Johns County is County Road 2209 — a new four-lane corridor connecting Silverleaf Parkway to International Golf Parkway and State Road 16, which the county expected to substantially complete by summer 2026.


Source: St. Johns County — CR 2209 Central project page. For the Clay County toll road, see our separate First Coast Expressway guide.


One more correction worth flagging: World Golf Village's namesake attraction, the World Golf Hall of Fame, closed its St. Augustine location in September 2023 and relocated to Pinehurst, North Carolina. As of mid-2026, a court battle over what can replace it at the site is still working its way through the county, so if a video or listing describes an active Hall of Fame or IMAX theater there, that information is outdated. The Shops at World Golf Village and surrounding restaurants remain open.


Sources: Jax Daily Record — World Golf Village redevelopment and News4JAX — 2026 court ruling coverage.


4. St. Augustine &amp; St. Augustine Beach: History, Charm, and Flood Risk


South of the 210 corridor, St. Johns County splits into St. Augustine (the county seat and the nation's oldest city) and St. Augustine Beach, a barrier-island beach town across the Bridge of Lions. This part of the county leans more touristy — think historic downtown dining, boating, and Flagler College's campus inside the old Hotel Ponce de Leon.


Flagler College — official site


Anastasia Island (home to St. Augustine Beach) sits between the Intracoastal Waterway and the Atlantic, and it's genuinely beautiful — but it's also the part of the county most exposed to storm surge and flooding. If you're considering a home here, or in Vilano Beach or downtown's low-lying pockets, get a real flood-zone and elevation-certificate review before you write an offer, not after.


Anastasia State Park — Florida State Parks official page


Some neighborhoods inside St. Augustine's official city limits (as opposed to unincorporated St. Johns County) carry an added city millage on top of the county's property tax rate. That's true near several in-town neighborhoods, so always confirm whether an address is inside city limits before comparing tax estimates.


Verify exact tax rates for any address using the St. Johns County Property Appraiser's tax estimator.


See our St. Augustine community guide →


5. Want Fewer Fees? Here's Where to Look


Most of the master-planned communities in St. Johns County carry either a CDD (Community Development District) fee, an HOA fee, or both. CDD fees pay off the bonds that built a community's roads, drainage, and amenities, and — unlike a private HOA — CDD boards operate under Florida's Sunshine Law, meaning their votes and finances are public record.


If lower fees matter more to you than resort-style amenities, a few pockets are worth a look: Fruit Cove and parts of St. Johns have longer-established, non-CDD neighborhoods, and newer builds like Bartram Ranch and Julington Lakes skip the CDD assessment while still carrying a standard HOA.


Fee structures change by phase and by builder even within one community. Always ask for the current CDD and HOA numbers in writing before making an offer — a buyer's agent can pull this for any address.


6. Schools Really Do Sell Homes Here


The St. Johns County School District currently promotes itself as Florida's top-ranked district, and it has held a 1 or 2 statewide ranking in recent years. New K-8 and high schools keep opening to keep up with growth — Beachside High School opened in 2022 and Tocoi Creek High School opened in the World Golf Village area in 2021, both examples of the county building ahead of demand.


Exact year-by-year rankings move around depending on the source and methodology. Check current standings directly at the St. Johns County School District site or GreatSchools.org for any specific school before you buy.


One thing worth knowing if you have kids: fast-growing communities like Silverleaf sometimes get rezoned to new schools as enrollment shifts. St. Johns County limits how often a single neighborhood can be rezoned, but it's a fair question to ask when you're touring a newer community.


7. Growth, Traffic, and the Real Story on New Roads


St. Johns County has been adding roughly 10,000+ new residents a year in recent estimates, and the county has poured well over $100 million into road projects to keep pace — widening County Road 210 from I-95 to US-1, and building out County Road 2209 to connect Silverleaf to International Golf Parkway and State Road 16.


Sources: St. Johns County — CR 210 widening project and CR 2209 Central project page.


There's no dedicated bus system inside individual master-planned communities, but the county operates the Sunshine Bus Company, a countywide fixed-route and paratransit system connecting St. Augustine, St. Augustine Beach, and the 210 corridor, with links into Duval and Putnam County transit.


The Sunshine Bus Company — official schedules and routes


Commute times vary a lot by where you land. A Rivertown-to-Jacksonville-Beach drive can run 35–45 minutes depending on time of day, while Ponte Vedra and Nocatee residents are often closer to both the beach and a Jacksonville commute. If commute time is a dealbreaker, map your specific route at typical rush-hour times before you commit to a neighborhood.


8. New Construction vs. Resale: What Actually Makes Sense in 2026


Home values across St. Johns County rose sharply after 2020, and some of that has now cooled into what many local agents describe as a more balanced market in several price bands, with homes sitting on the market longer than they did during the peak years of 2022–2024.


Inventory and days-on-market figures change month to month. For current, address-specific market data, ask for a comparative market analysis rather than relying on national headlines or older videos.


If you're weighing new construction against resale, a few general patterns tend to hold: builders in active new-construction communities often offer incentives like closing-cost credits or rate buydowns that a resale seller usually can't match, while resale sellers in a slower market may have more room to negotiate on price. Which one makes sense depends on your timeline, how long you plan to stay, and how much a specific community's remaining new-home inventory is competing with resales.


9. Hurricanes, Insurance, and Yes... Alligators


St. Johns County sits far enough from the Gulf Stream that it's historically less exposed to major hurricane landfalls than South Florida, which is part of why home insurance premiums here tend to run lower than farther south in the state. That said, insurance costs and flood risk still vary block by block, especially near the coast and the Intracoastal, so get a real quote before you assume anything based on the county average.


On wildlife: yes, alligators live in the retention ponds throughout master-planned communities, and most are relocated by wildlife trappers once they reach a certain size. St. Johns County has not had reported alligator attacks in its residential communities. Basic common sense — don't let small pets wander near pond edges unsupervised, especially at dawn and dusk — covers most of the real-world risk.


For official guidance on living near alligator habitat, see the Florida Fish and Wildlife Conservation Commission


Local Spotlight: Dining, Shopping, and Getting Around


Shopping &amp; Dining






Nocatee Town Center — walkable shopping, dining, and a Publix anchor inside Nocatee. Official site






The Pavilion at Durbin Park — the county's largest retail corridor, with a mix of national retailers and restaurants along Race Track Road. St. Johns County commercial development overview






Historic Downtown St. Augustine — St. George Street's shops and restaurants, plus San Sebastian Winery, a working winery and tasting room a few blocks from downtown. San Sebastian Winery — official site






World Golf Village — The Shops at World Golf Village remain open for dining and retail even with the Hall of Fame closed. Visit St. Augustine — official visitor guide






Parks &amp; Outdoor Spaces






Guana Tolomato Matanzas Research Reserve (Ponte Vedra) — beach access, trails, kayaking. gtmnerr.org






Anastasia State Park (St. Augustine) — four miles of beach, camping, and the Ancient Dunes Nature Trail. floridastateparks.org






Nocatee Preserve — 2,400 conserved acres along the Intracoastal with hiking and mountain-biking trails. nocatee.com






Getting Around






The Sunshine Bus Company — countywide public bus service. sunshinebus.net






Real-time road and traffic conditions. FL511.com






Current St. Johns County road projects. sjcfl.us Featured Projects






Frequently Asked Questions (FAQs)





Trying to figure out which St. Johns County community actually fits your budget and lifestyle?





LET'S TALK ABOUT YOUR NEXT MOVE


Call/Text: (904) 599-2125


Email: greg@livinginjacksonvillefl.com


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

Want more real estate insight like this? Follow and Subscribe to the Living in Jacksonville FL Team on YouTube (@LIVINGINJACKSONVILLEFL) for neighborhood tours, market updates, and buyer tips you won't find anywhere else.


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.

 ]]> </description>
    <pubDate>Wed, 02 Sep 2026 16:00:00 -0500</pubDate>
</item>
<item>
    <guid>https://www.livinginjacksonvillefl.com/blog/what-will-i-net-selling-my-house-in-jacksonville/</guid>
    <link>https://www.livinginjacksonvillefl.com/blog/what-will-i-net-selling-my-house-in-jacksonville/</link>
        <author>Greg@LivingInJacksonvilleFl.com (Greg DeTullio)</author>
        <title>What Will I Net Selling My House in Jacksonville?</title>
    <description> <![CDATA[ 
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.


What the Jacksonville Market Looks Like Heading Into Your Sale


Before you can estimate a net, you need a realistic contract price to work from. Here is where Jacksonville stands as of mid-2026.


According to Redfin's Jacksonville market data, the median sale price for all home types over the three months ending June 2026 was approximately $310,000, up 1.9 year-over-year. A separate analysis from Resideline's 2026 Jacksonville report, covering 8,066 closed sales, puts the median sold price at $290,000, with the middle half of closings landing between roughly $199,000 and $395,000. Zillow's Jacksonville home values page sits in a similar range for city limits.


The spread between these figures reflects different methodologies and time windows. The takeaway for sellers: your neighborhood, home condition, and timing all push your actual sale price above or below that citywide median. A market analysis from a local agent is the only way to anchor your net sheet to a realistic number.


On the concessions side, Realtor.com's Duval County market data shows homes selling at roughly 99 of list price in June 2026. That is a healthy ratio, but it does not mean you pocket the full list price. Buyer credits, repair negotiations after inspection, and the cost categories below all come off the top before you see a wire.


Every Line Item That Reduces Your Net (and Which Ones You Can Negotiate)


Here is how I walk my clients through the structure of a seller's settlement statement in Jacksonville. Think of these as two buckets: what the law fixes, and what the contract governs.


The one fixed statutory cost: Florida documentary stamp tax


Florida imposes a documentary stamp tax on deeds and other documents that transfer an interest in real property. For all Florida counties except Miami-Dade, including Duval County, the Florida Department of Revenue sets the rate at $0.70 per $100 (or portion thereof) of the total consideration. That rate is not negotiable. It is set by statute, and it applies to every residential deed recorded in Jacksonville.


What IS negotiable is which party pays it. Florida law sets the rate but does not mandate that the seller must pay it. In Duval County, local custom in most conventional residential transactions has the seller covering the doc stamp on the deed, but that is contract language and local practice, not a legal requirement. I always flag this with my clients: going against local custom can affect how a buyer perceives your offer, but the allocation is absolutely something that can be negotiated before you sign.


For the mechanics at closing: in a typical Jacksonville transaction where the deed is recorded at closing, your closing agent handles the doc stamp calculation and payment directly with the county clerk. You will see it as a line item debit on your settlement statement. You will not need to file anything separately with the state.


Negotiable costs that still come off your proceeds


Beyond the doc stamp, here are the cost categories that typically appear on the seller's side of a Jacksonville settlement statement. Most of these are negotiable in amount, allocation, or both.




Mortgage payoff and lien balances. Your existing mortgage(s), any HELOC, and any recorded liens are paid in full at closing from your proceeds, based on payoff letters from your lenders. This is usually the single largest deduction from your gross sale price. Pull your most recent mortgage statement before you even think about a list price, so you know your equity floor.


Brokerage compensation. Paid at closing from your proceeds, based on what you agreed to in your listing agreement. Per NAR guidance and the terms of the 2024 settlement, broker fees are fully negotiable and not set by law. There is no standard, typical, or customary rate. Any compensation offered to a buyer's agent is also separately negotiable and optional. I am happy to walk you through how this works in a direct conversation.


Title-related fees. In Duval County, local custom in many conventional sales has the seller providing the owner's title insurance policy and paying the title settlement or closing fee, while the buyer covers lender's title insurance. This is not a legal requirement. It is negotiable in the contract, and it can shift in new construction or heavily negotiated deals.


Recording and administrative fees. Recording fees for the deed and any lien releases, e-recording charges, and miscellaneous fees from the closing agent. These are set by the Duval County Clerk of Courts fee schedule for document types, not by statute as a percentage.


HOA and condo transfer costs. If your property is in a homeowners association or condominium, you may owe estoppel fees, association transfer fees, or prepaid assessments. Florida law governs the estoppel process, but the allocation between buyer and seller is typically addressed in the contract. Review your HOA documents early, because these fees can be a surprise late in the process.


Property tax proration. Florida property taxes are billed annually in arrears. At closing, your closing agent prorates the current year's taxes between you and the buyer based on your closing date and the prior year's Duval County tax bill (or the actual rate if it is available). Depending on your closing date and whether taxes have already been paid, this shows up as either a debit or a credit to you on the settlement statement. It is not a traditional selling cost, but it moves your net in one direction or the other.


Buyer concessions and repair credits. This is the one sellers most often underestimate. A buyer credit for closing costs or a repair credit after inspection has exactly the same effect on your net as a price reduction, even if the gross contract price stays unchanged. In Jacksonville's 2026 market, with inventory higher than the 2022 peak, buyers, especially FHA and VA buyers, do still negotiate for seller credits. Build a cushion for this when you are estimating your take-home.




The table below lays out which items are fixed versus negotiable, so you can see at a glance where you have leverage.






Cost Category

Fixed or Negotiable?

Who Typically Handles It






Documentary stamp tax on deed (Duval County)


Rate fixed by FL statute ($0.70 per $100); who pays is negotiable


Closing agent calculates and remits at closing




Mortgage and lien payoffs


Fixed by payoff letters from lenders


Closing agent disburses from proceeds




Brokerage compensation


Fully negotiable; set in listing agreement


Paid at closing from seller proceeds




Owner's title insurance and closing fee


Negotiable in contract; Duval custom often assigns to seller


Title company or closing agent




Recording and e-recording fees


Set by Duval County Clerk fee schedule


Closing agent remits to county




HOA estoppel and transfer fees


Negotiable in contract; amount set by association


Closing agent coordinates with HOA




Property tax proration


Calculated by closing date and Duval County tax rate


Closing agent prorates on settlement statement




Buyer concessions and repair credits


Fully negotiable; agreed in contract or post-inspection


Reflected as debit on seller's settlement statement






How to estimate your net before you list


Here is the process I walk my clients through before we even talk about a list price:




Pull your mortgage statement(s). Get the current principal balance on your first mortgage, any second mortgage, and any HELOC. Confirm whether there are prepayment penalties. This is your equity floor.


Get a comparative market analysis. A CMA from a local agent gives you a realistic contract price range based on recent comparable sales in your specific neighborhood, not just the citywide median. The difference between a Nocatee townhome and a Rivertown single-family matters a lot here.


Request a preliminary net sheet. A Jacksonville title company or your listing agent can produce a preliminary settlement estimate showing the doc stamp calculation using the statutory rate, estimated title and recording fees based on Duval County norms, and a line for brokerage compensation based on your listing agreement. This is not a guarantee, but it gives you a realistic range.


Review your HOA documents. If you are in Nocatee, Silverleaf, Rivertown, or another community with an HOA, find out what the estoppel fee and transfer fee look like. These are easy to overlook and can be a few hundred dollars or more.


Build in a concession cushion. Given 2026 market conditions, budget for the possibility that the buyer negotiates a credit for closing costs or repairs after inspection. A $5,000 credit looks like a small number, but it comes directly off your net.




Your specific number depends on your home's condition, your loan balance, your HOA situation, and how negotiations play out. That is exactly why I run a personalized net sheet with every seller I work with before we finalize a list price. There is no substitute for running your actual numbers.


Frequently Asked Questions (FAQs)





Your net proceeds are not a mystery, but they are not a simple math problem either. The contract price, your loan payoff, Florida's fixed documentary stamp rate, and a handful of negotiable closing costs all interact to produce your final wire. The sellers who are least surprised at closing are the ones who ran a real net sheet before they listed, not after they accepted an offer.


I build personalized net sheet estimates for every seller I work with in Jacksonville, Nocatee, Rivertown, Silverleaf, Everrange, and Ponte Vedra Beach, before we ever agree on a list price. If you want to know what you would actually walk away with, let's talk through your specific numbers.





LET'S TALK ABOUT YOUR NEXT MOVE


Call/Text: (904) 599-2125


Email: greg@livinginjacksonvillefl.com


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

Want more real estate insight like this? Follow and Subscribe to the Living in Jacksonville FL Team on YouTube (@LIVINGINJACKSONVILLEFL) for neighborhood tours, market updates, and buyer tips you won't find anywhere else.


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.





 
 ]]> </description>
    <pubDate>Tue, 01 Sep 2026 11:00:00 -0500</pubDate>
</item>
<item>
    <guid>https://www.livinginjacksonvillefl.com/blog/is-now-a-good-time-to-sell-in-jacksonville-fl/</guid>
    <link>https://www.livinginjacksonvillefl.com/blog/is-now-a-good-time-to-sell-in-jacksonville-fl/</link>
        <author>Greg@LivingInJacksonvilleFl.com (Greg DeTullio)</author>
        <title>Is Now a Good Time to Sell in Jacksonville, FL?</title>
    <description> <![CDATA[ 
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 actually shows, and what it means if you're thinking about listing this fall.


What the 2026 Jacksonville market data tells sellers


I always tell clients: don't rely on one number. Pull from multiple sources and look for the pattern. In Jacksonville right now, the pattern is consistent across every dataset I've reviewed.


Zillow's July 2026 Jacksonville market metrics show an average home value of $286,646, down about 1.3 year-over-year. That's softening, not a crash. Homes are going pending in around 38 days, and the median sale-to-list ratio sits at 98.3. About 17.9 of sales still close above list price, while roughly 60 close below, meaning buyers are negotiating, but not by a lot.


Realtor.com's July 2026 monthly housing trends for the Jacksonville metro show a median list price around $389,972, down about 4.5 year-over-year, and median days on market at 57 days, which is actually nine days shorter than July 2025. Active listings are down 20 year-over-year, and the share of listings with price reductions has dropped to about 25.5, down 3.6 percentage points from last year. Fewer sellers are cutting price than they were twelve months ago.


The Federal Reserve's FRED data series for Jacksonville CBSA median days on market puts that figure at 63 days for July 2026, well above the 2022 frenzy pace, but well below historical highs. Homes are selling. They're just taking a normal amount of time to do it.


Earlier in the year, data from the Jax Daily Record citing Northeast Florida Association of Realtors (NEFAR) showed active inventory at 6,667 homes in February 2026 and median days on market steady at 50 days. Inventory has been rising through the year, which is part of why buyers have more negotiating room than they did in 2022 or 2023.


Here's a snapshot of the key metrics across sources for July 2026:






Metric

Figure

Source






Average home value


$286,646 (down 1.3 YoY)


Zillow, July 2026




Median days to pending


38 days


Zillow, July 2026




Median days on market


57 days


Realtor.com, July 2026




Median days on market (CBSA)


63 days


FRED, July 2026




Median sale-to-list ratio


98.3


Zillow, July 2026




Listings with price reductions


~25.5 (down 3.6 pts YoY)


Realtor.com, July 2026




Active listing count change


Down 20.0 YoY


Realtor.com, July 2026




Median list price


~$389,972 (down 4.5 YoY)


Realtor.com, July 2026






The picture that emerges is a market with real buyer activity, modest negotiation, and no signs of distress. That's a workable environment for a seller who goes in with the right strategy.


What this balanced market means for your listing strategy


Pricing is doing more of the heavy lifting now


In a hot seller's market, you can price aggressively and let competition do the work. In Jacksonville's current environment, that approach backfires. The data bears it out: roughly one in four listings is taking a price reduction. Those homes are almost always ones that launched too high.


When I sit down with sellers in Nocatee, Rivertown, or Silverleaf, the conversation I have every time is this: a sharp list price generates showings in the first two weeks, which is when your leverage is highest. An overpriced home sits, accumulates days on market, and signals to buyers that something is wrong, even when nothing is. You end up negotiating from a weaker position and often netting less than if you'd priced right from day one.


With sale-to-list ratios clustering around 97–98 across multiple data sources, realistic pricing still gets you close to your number. The gap between list and close is small for homes that are priced correctly.


Timing a fall listing in Jacksonville


The traditional spring selling season has already passed as of late August 2026. That doesn't mean fall is a bad time to list, it means you're entering a different part of the cycle, and you should go in with the right expectations.


Fall in Jacksonville tends to bring serious, motivated buyers. Families who didn't find what they needed in spring are still actively looking. Relocation buyers, a big part of the Northeast Florida market, move on employer timelines that don't follow a seasonal calendar. And with active inventory down 20 year-over-year according to Realtor.com's July 2026 data, you have less competition from other sellers than you might expect.


The practical timing advice I give sellers right now:




Avoid major holiday windows. Showings drop around Thanksgiving and the December holidays. If you're listing in Q4, aim to be under contract before mid-November or plan to pause and relaunch in January.


Give yourself two to three weeks of prep time. In a balanced market, condition matters more. Buyers have options, and a home that shows well stands out.


Pick a launch week intentionally. Listing on a Thursday or Friday maximizes your first-weekend showing traffic. That first weekend is still your best shot at early offers.




When &quot;now&quot; is actually the right answer


Here's the question I ask every seller who comes to me wondering whether to wait: what are you waiting for? If you're hoping prices surge back to 2022 peaks, the data doesn't support that expectation in the near term. Values have softened modestly, and the market has stabilized. Waiting another six months doesn't necessarily put you in a better position, and it costs you six months of carrying costs, opportunity, and flexibility.


The National Association of Realtors consistently notes that the best time to sell is when your personal circumstances align with a functioning market, and Jacksonville's market is functioning. Buyers are active, homes are closing, and the negotiation gap is small.


If your reason to sell is real, a move, a life change, a financial goal, the market right now supports that decision. Your specific outcome depends on your home's condition, location, price point, and how you execute the listing. That's where local expertise makes the difference.


Frequently Asked Questions





The bottom line: Jacksonville's market in late 2026 rewards sellers who are prepared and priced correctly. It doesn't reward those who overprice and hope. If you're thinking about listing this fall, the window is open, but what you do with it depends on strategy, not just timing.





LET'S TALK ABOUT YOUR NEXT MOVE


Call/Text: (904) 599-2125


Email: greg@livinginjacksonvillefl.com


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

Want more real estate insight like this? Follow and Subscribe to the Living in Jacksonville FL Team on YouTube (@LIVINGINJACKSONVILLEFL) for neighborhood tours, market updates, and buyer tips you won't find anywhere else.


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.


 
 ]]> </description>
    <pubDate>Mon, 31 Aug 2026 08:42:00 -0500</pubDate>
</item>
<item>
    <guid>https://www.livinginjacksonvillefl.com/blog/7-st-johns-county-updates-every-buyer-should-know/</guid>
    <link>https://www.livinginjacksonvillefl.com/blog/7-st-johns-county-updates-every-buyer-should-know/</link>
        <author>Greg@LivingInJacksonvilleFl.com (Greg DeTullio)</author>
        <title>7 St. Johns County Updates Every Buyer Should Know</title>
    <description> <![CDATA[ 
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. Johns County's Development Review Division. Chick-fil-A first showed interest in this corner back in 2023, but that earlier attempt stalled.


The bigger question locals are already raising is traffic. This corner sits close to the Chop House, Añejo Cocina Mexicana, and First Watch, where parking is already tight, and it's on a stretch that Nocatee residents cross by golf cart daily. A separate county agenda item calls for a new signal and full median opening at Crosswater Parkway and Village Lake Drive, which would allow left turns that currently aren't possible — a strong signal the county is aware of the congestion this corner would need to handle.


This is a filed application under county review, not an approved or open restaurant. The September 9 Development Review Committee meeting is a procedural step, not a final vote.


2. Nocatee Town Center Is Adding More Dining and Fitness Options


The new Marketplace at Nocatee shopping center, anchored by a second Publix off Valley Ridge Boulevard, is filling in fast. SoFresh, a fast-casual bowl-and-salad concept with existing locations in Ortega Park and Durbin Park, is building out a spot there with a late-summer 2026 opening planned. BODYBAR Pilates, a reformer-based Pilates studio started by local Twenty Mile residents, is also joining the center.


Residents on the show also mentioned a few additional openings around town — a build-your-own-poke or revolving sushi concept near Nease High School, and a new Italian restaurant replacing a previous tenant inside Nocatee Town Center. Names and opening dates for those smaller openings were still shifting as of this recording, so it's worth confirming directly with the Nocatee Town Center directory before making dinner plans around them.


For reference, the original side of Town Center around Crosswater Parkway already anchors some of the community's most-searched spots — GreenWise Market, Starbucks, Panera Bread, First Watch, Jersey Mike's, Timoti's Seafood Shak, The Loop Pizza Grill, Treylor Park, and Ben &amp; Jerry's all sit within a short golf cart ride of the new Marketplace expansion. If you're touring homes nearby, it's worth walking both sides of Crosswater Parkway before you decide which part of Nocatee fits your routine.


3. Beachwalk's Margaritaville Hotel Just Got Its Building Permit


After roughly two years in planning, St. Johns County issued a $10.5 million building permit on August 24, 2026, for a four-story Compass Hotel by Margaritaville at Beachwalk, the master-planned community off County Road 210. The hotel will span about 65,117 square feet with 111 rooms, plus 68 multi-bedroom cottages ringing Beachwalk's 14-acre Crystal Lagoon. The cottages will be managed by the hotel and are not permitted to operate as short-term Airbnb-style rentals — no guest or group can occupy one for more than three consecutive months.


This permit clears the way for actual vertical construction, which is a meaningful milestone after several rounds of zoning changes. Beachwalk's existing Crystal Lagoon already anchors a retail center with Publix, Wawa, and BJ's Wholesale Club, and a full-service restaurant is also planned for the hotel site.


4. EverRange Adds a 275-Unit Apartment Community


The city of Jacksonville approved a $48.74 million permit for EverRange Apartments, a five-building, four-story complex with a clubhouse, planned for 12331 Ever Range Parkway. EverRange is The PARC Group's newest master-planned community just south of the St. Johns County line, and its master site plan calls for a mix of single-family lots, rental units, and commercial space — so apartments alongside the single-family neighborhoods were part of the plan from the start, not a late addition.


5. SilverLeaf and RiverTown Rank Among the Nation's Top-Selling Communities — Nocatee Doesn't, and That's a Good Sign


RCLCO's mid-year 2026 update to its Top-Selling Master-Planned Communities list ranks SilverLeaf 7th nationally and RiverTown 20th. Nocatee, long a fixture on that list, didn't make the cut this time — not because interest has dropped, but because Nocatee is nearly built out. Other 2026 reporting puts Nocatee's total home count above 11,300 with fewer than 250 homesites left. When a community runs out of new lots to sell, it naturally drops off a new-home sales ranking even while resale demand stays strong.


If you're comparing SilverLeaf, RiverTown, and Nocatee for a move, remember they're at very different stages: SilverLeaf and RiverTown still have significant new construction ahead, while Nocatee buyers today are shopping a resale-driven market.


6. The 4,462-Acre Agricultural Enclave North of Nocatee Heads Back to Commissioners September 1


Under Florida's new Senate Bill 686, which took effect July 1, 2026, landowners can ask a county to fast-track undeveloped agricultural land toward development, skipping the usual rezoning process. St. Johns County commissioners approved two smaller applications on August 19, 2026, but continued a much larger one — roughly 4,462 acres owned by the Davis family and The PARC Group, north of Nocatee near Twenty Mile — to September 1, 2026 for further review.


We covered this specific application in detail, including what's confirmed versus what's still speculative, in our full guide to the 4,462-acre agricultural enclave north of Nocatee. If you live near Twenty Mile, Timberland Ridge, or the northern edge of Nocatee and have concerns about traffic, schools, or density, the September 1 meeting is the venue to speak up.


7. Growth Keeps Testing County Infrastructure


A few other projects reflect just how much the county is trying to keep pace with growth:






County Road 210 is being widened to four lanes for roughly two miles, from the Silver Leaf area toward the Greenbriar intersection






A new connector road is opening near Twenty Mile / Silverleaf's Courtney Vista area to help ease school drop-off traffic






Silverleaf's rapid growth (planned for more than 16,000 homes at build-out) has renewed talk of a future high school for the area, though no site or timeline has been finalized






None of this is unusual for a county growing this fast — but it's exactly the kind of detail that matters when you're comparing a home in an established neighborhood to one in a community still under construction.


Local Favorites Near These Projects


If you're touring homes around any of the communities above, these are the established, already-open spots worth building your route around — not the pending permits, but the places locals actually use every week.


Nocatee (Town Center &amp; Marketplace at Nocatee)






GreenWise Market and Publix — the community's two grocery anchors, on opposite sides of Crosswater Parkway






First Watch, Timoti's Seafood Shak, The Loop Pizza Grill, Treylor Park, and Añejo Cocina Mexicana — the core sit-down dining lineup






Starbucks, Panera Bread, Jersey Mike's, and Ben &amp; Jerry's — quick stops for coffee, lunch, or dessert






Orange Theory Fitness and Anytime Fitness — the established gyms, soon joined by BODYBAR Pilates at Marketplace at Nocatee






SilverLeaf (Silverleaf Parkway &amp; St. Johns Parkway)






Publix — at 55,701 square feet, the largest Publix in Northeast Florida, with a Pours café and attached liquor store






M Shack, SoFresh, and My Tiffin — the shopping center's growing dining lineup






Avalon Nails &amp; Spa, Club Pilates, and The UPS Store — everyday services






Dunkin' and Fifth Third Bank — the confirmed outparcel tenants along SilverLeaf Parkway






Note: Chase Bank is not part of SilverLeaf's shopping center — that project is a separate Chase location near Sawgrass Village in Ponte Vedra Beach. SilverLeaf's confirmed bank tenant is Fifth Third.


RiverTown (Greenbriar Road &amp; Longleaf Parkway)


RiverTown Shops off Greenbriar Road and Longleaf Parkway is still filling in, with a Fifth Third Bank branch among its newer additions. RiverTown's amenity draw remains its riverfront pool complex and lazy river on the St. Johns River, which residents and prospective buyers can tour by appointment through the community's welcome center.


Beachwalk (County Road 210)






Publix, Wawa, and BJ's Wholesale Club — the retail anchors already open at Beachwalk's commercial center






Crystal Lagoon — the 14-acre centerpiece amenity the new Margaritaville hotel and cottages will surround






Frequently Asked Questions





Don't Let a Pending Permit Change Your Mind After Closing


A Chick-fil-A, a hotel, an apartment complex, a 4,462-acre land vote — none of these show up on a standard listing sheet, but every one of them can affect your commute, your CDD assessment, or the view out your back window a year from now. The buyers who avoid surprises are the ones who ask what's pending near a property before they write an offer, not after.


I track county filings, DRC agendas, and PARC Group announcements across Nocatee, RiverTown, SilverLeaf, EverRange, and Beachwalk every week. If you're looking at a home near any of the projects above, let's pull the actual filings for that specific address before you decide.


 





LET'S TALK ABOUT YOUR NEXT MOVE


Call/Text: (904) 599-2125


Email: greg@livinginjacksonvillefl.com


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

Want more real estate insight like this? Follow and Subscribe to the Living in Jacksonville FL Team on YouTube (@LIVINGINJACKSONVILLEFL) for neighborhood tours, market updates, and buyer tips you won't find anywhere else.


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.

 ]]> </description>
    <pubDate>Fri, 28 Aug 2026 12:55:00 -0500</pubDate>
</item>
<item>
    <guid>https://www.livinginjacksonvillefl.com/blog/nocatee-fl-10-facts-every-buyer-should-know-in-2026/</guid>
    <link>https://www.livinginjacksonvillefl.com/blog/nocatee-fl-10-facts-every-buyer-should-know-in-2026/</link>
        <author>Greg@LivingInJacksonvilleFl.com (Greg DeTullio)</author>
        <title>Nocatee, FL: 10 Facts Every Buyer Should Know in 2026</title>
    <description> <![CDATA[ 
Nocatee shows up on almost every &quot;best places to live in Florida&quot; 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 them — Ponte Vedra Beach sits on one side of the bridge, Nocatee on the other. If you're searching listings online, using the right zip code will save you a lot of confusion.


2. Nocatee Isn't Its Own Town Yet


Nocatee is a master-planned community, not an incorporated city — it's officially a census-designated place inside St. Johns County. The community is still growing toward its final size. The PARC Group, Nocatee's master developer, has said the community will top out around 13,000–14,000 homes and roughly 30,000 residents at full build-out. As of mid-2026, Nocatee is reported to be about 96 sold, with fewer than 400 new-construction homes left to build — which means most buyers today are shopping the resale market rather than waiting on a builder.


Home counts and sell-through percentages change monthly. Confirm current inventory with the Nocatee Welcome Center or MLS before publishing.


3. Nocatee Sits in Two Counties: St. Johns and Duval


Most of Nocatee is in St. Johns County, but a slice of it — mainly on the western edge — falls inside Jacksonville's Duval County line. Neighborhoods on the Duval side include Cypress Trails, Brookwood, The Villas at Nocatee, Timberland Ridge, Artisan Lakes, and The Palms at Nocatee.


Here's why that line matters: St. Johns County is consistently ranked among the top public school districts in Florida, while Duval County generally carries a higher property tax rate. Neither point is a guarantee for any one address — school zoning and tax rates can both change — so it's worth confirming both before you write an offer.


4. It's a 25-Square-Mile &quot;Bubble&quot; You Never Have to Leave


Nocatee covers roughly 25 square miles, and a huge share of that is protected green space — including a 5,000-acre Greenway trail system connecting parks, ponds, and preserves throughout the community. Add in two water parks (Splash and Spray), fitness centers, tennis and pickleball courts, restaurants, medical offices, and kayak launches, and it's genuinely possible to spend your whole week without leaving the neighborhood.


The events calendar backs that up: Nocatee runs a Fourth of July golf cart parade, Breakfast with Santa, Food Truck Fridays, a farmers market, live music nights, and gardening clubs. There's a reason people describe Nocatee as a lifestyle first and a subdivision second.


5. Most Neighborhoods Limit Short-Term Rentals


If you're eyeing Nocatee as an Airbnb investment, know this going in: most individual HOAs within Nocatee restrict rentals to six months or longer, and short-term or vacation-style rentals are generally not allowed. The goal is to keep the community residential rather than transient.


Exact rental rules are set village-by-village, not community-wide, so the specific minimum lease term and any rental cap should be confirmed with that neighborhood's HOA before you buy with rental income in mind.


6. Nocatee Is Built for Golf Carts, Not Golf Courses


Despite the country-club look of some neighborhoods, Nocatee does not have a golf course — three were originally planned but were never built. What Nocatee does have is one of the most golf-cart-friendly layouts in Northeast Florida: dedicated cart lanes, cart parking at the grocery store, and even cart drop-off lines at some schools. Around here, golf cart usually means a low-speed vehicle or LSV, not a set of clubs.


7. Three Different Groups Help Run Nocatee


Because Nocatee is still developing, there's no single city government running the show. Instead, three layers handle different jobs:






The PARC Group — the master developer, responsible for what gets built and where






The Tolomato Community Development District (CDD) — funds and maintains shared infrastructure like roads, the Greenway trail system, and the water parks; this shows up as a line item on your annual property tax bill






Your neighborhood HOA — handles rules, dues, and upkeep for your specific village






Buyers often see a CDD fee and a separate HOA fee on the same estimate and assume it's a mistake. It isn't — it's normal in Nocatee, and it's worth reviewing Tolomato CDD's assessment schedule so you know what you're actually paying for.


8. Home Prices Cover a Wide Range


Nocatee isn't a one-price-point community. As of August 2026, active listings in Nocatee ranged from roughly $305,000 to just over $3 million, with the community-wide median sitting in the mid-to-high $600s. Townhomes and condos generally start in the high $300s, while custom and waterfront estates can run well past $2 million.


Pricing and inventory move fast in Nocatee. Pull current MLS figures before this goes live so the numbers reflect the day's market, not a snapshot from earlier in the year.


9. The Beach Is Closer Than You'd Think


Nocatee sits only a few miles from the Atlantic, and Ponte Vedra doesn't have a lot of public beach access — it's mostly private frontage. Two of the closest public options are Mickler's Landing, about 2.5 miles from Nocatee, and the GTM Research Reserve beach access points along A1A, where parking runs about $3 on a self-pay honor system. Both are dog-friendly. If you'd rather skip the sand-in-your-shoes routine, several nearby beach clubs offer chairs, pools, and dining for an annual membership fee.


10. The People Make Nocatee Feel Like Home


Rankings and amenities get people to look at Nocatee. What keeps them there, residents will tell you, is the community itself — neighbors from every industry and every part of the country who genuinely look out for each other. That's not something a spec sheet can capture, but it's often the deciding factor for families choosing between Nocatee and other master-planned communities nearby.


Frequently Asked Questions (FAQs)





Know Which Nocatee Village Fits Before You Make an Offer


The buyers who move fastest in Nocatee are the ones who've already worked out the zip code, the county line, the CDD fee, and the rental rules before they fall in love with a house. Your specific fit depends on which village you're looking at, whether you're on the St. Johns or Duval side, and what that neighborhood's HOA actually allows. The only way to get real answers is to run it with someone who knows this community.


I work with buyers across Nocatee, RiverTown, SilverLeaf, EverRange, and Ponte Vedra Beach every week. If you want to walk through your options before you start making offers, let's talk.


 





LET'S TALK ABOUT YOUR NEXT MOVE


Call/Text: (904) 599-2125


Email: greg@livinginjacksonvillefl.com


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

Want more real estate insight like this? Follow and Subscribe to the Living in Jacksonville FL Team on YouTube (@LIVINGINJACKSONVILLEFL) for neighborhood tours, market updates, and buyer tips you won't find anywhere else.


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.




 ]]> </description>
    <pubDate>Thu, 27 Aug 2026 14:47:00 -0500</pubDate>
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<item>
    <guid>https://www.livinginjacksonvillefl.com/blog/how-much-do-you-need-to-buy-a-house-in-jacksonville-fl/</guid>
    <link>https://www.livinginjacksonvillefl.com/blog/how-much-do-you-need-to-buy-a-house-in-jacksonville-fl/</link>
        <author>Greg@LivingInJacksonvilleFl.com (Greg DeTullio)</author>
        <title>How Much Do You Need to Buy a House in Jacksonville, FL?</title>
    <description> <![CDATA[ 
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, you need a realistic number to work from. Here's what the data shows.


According to Resideline's 2026 market review, updated in August 2026, there were 8,066 closed sales in Jacksonville over the last six months with a median closing price of $290,000. The middle half of those sales closed between $199,000 and $395,000. That's your realistic operating range for most purchases in this market right now.


Zillow's Jacksonville market data through mid-2026 puts the average home value at $286,646 and the median sale price at $283,333, which is consistent with what I'm seeing on the ground. These are portal estimates, not MLS-official figures, but they confirm that most active buyers are working in the high-$200Ks to low-$300Ks range.


A January 2026 tiered analysis from Stacker adds useful context: the starter tier sat around $244,837 and the mid tier around $369,959, based on January 2026 monthly averages. Those numbers have shifted since then, but they illustrate that Jacksonville has real range depending on where and what you're buying.


One thing I always flag for relocation clients: if you're comparing Jacksonville to neighboring St. Johns County, the median there runs around $513,000. Crossing the county line from Duval into St. Johns (think Nocatee, RiverTown, Silverleaf) materially changes your price point and therefore your total cash requirement. That's not a reason to avoid St. Johns, but it's a reason to be clear about which market you're budgeting for.






Data Source

Metric

Value (2026)






Resideline (Aug 2026, last 6 months)


Median Closing Price


$290,000




Resideline (Aug 2026, last 6 months)


Middle 50 of Sales


$199,000 – $395,000




Zillow (mid-2026 estimate)


Median Sale Price


$283,333




Stacker (Jan 2026 snapshot)


Starter Tier Median


~$244,837




Stacker (Jan 2026 snapshot)


Mid Tier Median


~$369,959




St. Johns County (2026 regional)


Neighboring County Median


~$513,000






The Five Buckets of Cash Every Jacksonville Buyer Needs


Here's how I frame it for my clients: your total cash requirement isn't one number, it's five separate buckets. Knowing what goes in each one is how you avoid surprises at the closing table.


1. Down Payment


Your down payment is the biggest single piece and it's entirely driven by your loan program, not by any Jacksonville-specific rule. Conventional loans can go as low as 3 for qualifying first-time buyers. FHA loans sit at 3.5 minimum. VA and USDA loans can go to zero down for eligible borrowers. Jumbo loans typically require more.


Lower down payments are common here. A lot of buyers in this market, especially in the $250K–$350K range, are not putting 20 down. The tradeoff is private mortgage insurance (PMI) on conventional loans below 20, which adds to your monthly payment. Your lender will walk you through the math on each scenario. According to the CFPB's homebuying resources, understanding the full cost difference between loan programs before you commit is one of the most important steps a buyer can take.


Down payment and closing costs are separate buckets. I see buyers confuse them constantly. Your down payment goes toward the purchase price. Your closing costs are on top of that.


2. Closing Costs (Lender, Title, and Florida-Specific)


This is where Jacksonville buyers often get caught off guard, because Florida has a couple of state-level costs that don't exist everywhere.


Lender fees include origination charges, underwriting, application fees, appraisal, credit report, and flood certification. These are set by your lender, not by local law. Shop at least two or three lenders and compare Loan Estimates side by side.


Title-related costs include the title search, the lender's title insurance policy (required if you're financing), and the owner's title insurance policy (strongly recommended). In Florida, who pays which title cost is negotiable in the contract. There's no statute that mandates one side pay. Local custom varies, so don't assume anything is automatically the seller's cost until you see it in writing.


The settlement or closing fee is charged by the closing agent handling your transaction. Again, this is negotiable between the parties.


Recording fees are charged by the Duval County Clerk of Court for recording the deed and mortgage. These are fixed by the county's fee schedule and are relatively modest, but they're real costs you'll see on your Closing Disclosure.


Then there are two Florida-specific costs worth understanding:




Documentary stamp tax on the deed: Florida levies a doc stamp tax at $0.70 per $100 of consideration on real estate deeds, per the Florida Department of Revenue. This applies in Duval County (Jacksonville). Who pays it is negotiable in the contract. It's commonly treated as a seller cost in many Florida transactions, but that is not required by law. Parties can agree otherwise, and I've seen it go both ways.


Nonrecurring intangible tax on the mortgage: Florida also charges a nonrecurring intangible tax on new mortgage obligations at 0.2 of the principal loan amount, per the Florida Department of Revenue's intangible tax guidance. This is customarily a buyer/borrower cost because it's tied to your new loan. It shows up on your Closing Disclosure.




The CFPB's closing cost explainer is a solid resource for understanding what each line on your Closing Disclosure means before you get to the table.


3. Inspections


Inspections are buyer-paid, upfront, and happen during the inspection period after you're under contract. They are not part of your closing costs, but they are real out-of-pocket expenses you need to budget for.


In Jacksonville, standard practice typically includes:




General home inspection, the foundation of your due diligence; cost varies by size and age of the home


WDO (wood-destroying organism) inspection, termites and other WDO are a real issue in Florida's climate; some lenders require it, and I recommend it regardless


Four-point inspection (roof, plumbing, electrical, HVAC), frequently required by homeowners insurance carriers, especially on older homes


Wind mitigation inspection, not required by law, but common in Florida because it can qualify you for insurance discounts that meaningfully lower your ongoing costs


Pool inspection, if the home has a pool, budget for this separately




These fees are paid directly to the inspector, usually at the time of service. They are non-refundable once performed, even if you walk away from the deal. Plan for them before you go under contract.


4. Prepaids and Escrow Setup


This bucket trips up a lot of buyers because these aren't fees, exactly. They're money you're paying in advance for things you'll owe anyway.


Prepaids and escrow setup typically include:




Prepaid homeowners insurance, most lenders require the first year's premium paid at or before closing


Prepaid interest, interest accrues from your closing date to the end of that month; you pay it upfront


Initial escrow deposit, your lender will set up an escrow account for ongoing property taxes and insurance; they'll typically require a cushion of a few months deposited at closing




Florida's homestead exemption is worth understanding here. Once you establish primary residency and apply, Florida's Constitution provides up to $50,000 in assessed value exemption for your primary home. This reduces your ongoing property tax bill, which affects your monthly escrow payment going forward. You apply after closing, not at closing, but it's a real financial benefit to plan around.


Property tax rates in Duval County are based on the most recently certified millage roll. The 2025 roll is the most recent certified rate available as of August 26, 2026. Your lender will use current county rates to estimate your escrow requirement, so the number on your Loan Estimate will reflect local Duval County figures.


5. Post-Closing Reserves


This is the bucket most buyers forget, and it's the one that causes the most stress in the first year of homeownership.


Lenders often require you to have a certain amount of liquid assets remaining after closing, typically expressed as one or more months of mortgage payments. This is a lender guideline, not a local statute, and it varies by loan program and lender.


Beyond what the lender requires, I always encourage my buyers to maintain a personal emergency cushion. Homes need things. An HVAC unit that runs hard through a Jacksonville summer, a roof that needs attention, a plumbing issue you didn't catch in inspection. You want cash available without going into debt the moment something breaks.


The National Association of Realtors' research consistently shows that buyers who plan for post-closing costs report higher satisfaction with their purchase. That's not a coincidence.


Frequently Asked Questions (FAQs)





What's Negotiable and What Isn't


One of the most valuable things I do for buyers is help them understand where they have leverage and where they don't. Here's a clear breakdown:


Fixed by Florida law (rate is set, but who pays is negotiable):




Documentary stamp tax on the deed: $0.70 per $100 of consideration, per the Florida Department of Revenue


Nonrecurring intangible tax on the mortgage: 0.2 of the loan principal, per the Florida Department of Revenue


Recording fees: fixed by the Duval County Clerk's fee schedule




Set by your lender or service provider (exist for every transaction, but amounts vary):




Origination, underwriting, and application fees


Appraisal, credit report, flood certification


Title search, title insurance premiums, settlement fee




Negotiable in the purchase contract:




Seller concessions toward buyer closing costs


Who pays title insurance and settlement fees


Home warranty coverage (sometimes offered as a seller concession)


Additional inspections beyond the standard set




Seller concessions are one of the most underused tools in a buyer's toolkit. In a market where sellers are motivated, asking for a credit toward closing costs can meaningfully reduce your cash-to-close without changing the purchase price. Whether that's a realistic ask depends on the specific property and current market conditions. That's a conversation we'd have before you write the offer.


Broker fees and commissions are fully negotiable and not set by law. There is no standard or fixed rate. The listing fee is agreed upon in the seller's listing agreement, and any compensation a seller chooses to offer a buyer's agent is optional and separately negotiable.


For a deeper look at what the home-buying process looks like in Northeast Florida specifically, the Northeast Florida Association of Realtors (NEFAR) is the regional MLS and trade body covering this market.


Get a Realistic Number Before You Make an Offer


The buyers who show up most prepared are the ones who've already mapped out all five buckets before they fall in love with a house. Your specific cash-to-close number depends on your loan program, the purchase price, what you negotiate in the contract, and your lender's reserve requirements. The only way to get a real figure is to run it with someone who knows this market.


I work with buyers across Jacksonville, Nocatee, RiverTown, Silverleaf, EverRange, and Ponte Vedra Beach every week. If you want to walk through your budget before you start making offers, let's talk.





LET'S TALK ABOUT YOUR NEXT MOVE


Call/Text: (904) 599-2125


Email: greg@livinginjacksonvillefl.com


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

Want more real estate insight like this? Follow and Subscribe to the Living in Jacksonville FL Team on YouTube (@LIVINGINJACKSONVILLEFL) for neighborhood tours, market updates, and buyer tips you won't find anywhere else.


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.
 ]]> </description>
    <pubDate>Wed, 26 Aug 2026 15:27:00 -0500</pubDate>
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    </channel>
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