LIVING IN JACKSONVILLE, FL -JACKONVILLE REAL ESTATE

Two Duval County master-planned communities, two very different buyers. Here is how to tell which one is yours.

If you are moving to Jacksonville and you want new construction with walking trails, golf carts and a real neighborhood feel, two names will come up fast: Seven Pines and EverRange.

On paper, they look like twins. Both sit in Duval County. Both are master-planned communities. Both are building new homes right now. Both promise amenities, shopping and that feeling of living inside your own little town.

But after spending real time in both, one thing is clear: they are not built for the same buyer. The choice usually comes down to one simple question.

Do you want convenience now, or do you want more space and a shot at what this area may become later?

Below, we break down location, community feel, builders, lot sizes, amenities, shopping, fees, schools and, most important, who each community actually fits. At the end, you will find the exact buyer profile that sends someone to Seven Pines first, and the one where we drive right past it and head straight to EverRange.

1. Location: Convenience Today vs. Connection Tomorrow

In real estate, location comes first. And location is the whole reason Seven Pines exists.

Seven Pines sits along Butler Boulevard (JTB) near I-295 and Kernan Boulevard, right in the middle of Jacksonville's Southside. The University of North Florida is basically around the corner. St. Johns Town Center, Mayo Clinic and the beaches are all a short drive away. When Greg filmed his Seven Pines tour, Mayo Clinic and Town Center were each roughly 10 minutes away, and Jacksonville International Airport was about 25 minutes out.

That is very hard to find in a brand-new master-planned community. It is why Greg calls Seven Pines an “urban” master-planned community. Not urban like a downtown condo. Urban in the sense that you stay plugged into the city. If you are relocating for a job at Mayo Clinic, the Southside business corridor, downtown Jacksonville or even NAS Jax, Seven Pines deserves a look.

EverRange is a different story. It sits at the far southern tip of Duval County along Philips Highway (U.S. 1), where Philips meets Nocatee Parkway and Race Track Road. It is tucked between eTown and Nocatee, right up against the St. Johns County line, according to the Jacksonville Daily Record.

That puts you farther from central Jacksonville. When Greg filmed EverRange during morning traffic, Mayo Clinic was about a 38-minute drive, Town Center was about 22 minutes and the beach was about 25 minutes. Baptist Medical Center South, on the other hand, is much closer.

Here is the catch. EverRange is expected to connect by road into eTown, which already has established shopping and a direct path north toward Baymeadows Road. Once that link opens, the daily drive changes. Greg's best guess is two to three years, though construction timelines are never guaranteed.

The short version: Seven Pines gives you connection today. EverRange gets more connected as the area around it fills in.

Editor's note: Drive times are from Greg's on-location filming and will vary by time of day. A public opening date for the EverRange-to-eTown road connection could not be confirmed; the timeline above is Greg's estimate. Publisher: consider adding internal links to the standalone Seven Pines and EverRange posts once their live URLs are confirmed (do not use the broken eTown/EverRange URL).

2. Community Feel: Compact City Pocket vs. Resort-Style Frontier

This is where the two personalities really split.

Seven Pines sits on land the Skinner family held for generations. The community is even named for the seven Skinner sons. Their goal was a true neighborhood feel right in the middle of busy Southside Jacksonville, a little pocket of community that you almost never find this close to the city. At full build-out, the roughly 1,000-acre community is planned for about 1,600 single-family homes, plus apartments and more than 1 million square feet of commercial space, according to the Jacksonville Daily Record.

Because the land is so valuable, you will see smaller lots, rear-entry garages and homes set close together. Nobody moves to Seven Pines for a giant backyard. You move there so you can hop on JTB, get to Mayo, meet friends for dinner at Town Center or hit Jax Beach, then come home to your own little bubble.

EverRange feels very different. It is being developed by The PARC Group, the team behind Nocatee and eTown, on land owned by the Davis family. PARC is known for resort-style communities and for setting land aside. About half of EverRange's 1,000 acres is planned to stay wooded preserve, according to the Jacksonville Daily Record. Expect longer trails, more preserve homesites and golf-cart-friendly paths that connect the neighborhoods.

EverRange is also at the very beginning. For early adopters, that is exciting. You get first pick of lots, and you get to watch a community grow. But you also need to understand what that means. You will live through construction. You will watch neighborhoods, shops and roads get built around you.

Ask yourself: Are you comfortable with some unknowns, or do you want to see exactly what you are buying? If it is the second one, Seven Pines will likely feel better.

3. Builders and Homesites: Two Family Builders vs. a Full Lineup

This may be the clearest difference of all.

Seven Pines keeps it simple. The Skinner family chose two builders that are very different but share one thing in common: both are family-owned. ICI Homes is a Florida builder based in Daytona Beach. David Weekley Homes is a national builder based in Houston, but it is still family-owned.

You will likely lean toward one or the other. David Weekley has its own signature style. ICI offers more room to customize, with dramatic tall ceilings, modern floor plans and those big 10-foot sliding glass doors Greg loves. Just know that many of those features are upgrades, and upgrades cost money.

Seven Pines offers everything from townhomes to large single-family homes, but the land plan is compact. You will find plenty of 50-foot homesites and some larger ICI homesites around 70 feet, a few with preserve views. Premium lot options are limited.

EverRange is the opposite. It is just getting started, so it offers a much wider spread. Right now, EverRange's own announcements show two neighborhoods selling:

• Mariposa at EverRange: Single-family homes on 40-, 50- and 60-foot homesites, with six builders: David Weekley Homes, Dostie Homes, ICI Homes, Providence Homes, Riverside Homes and Toll Brothers. Floor plans have been advertised from the high $400s.

• Regency at EverRange: A Toll Brothers 55-plus community with single-story homes, advertised from the $500s.

More is on the way. Monterra is planned for semi-custom estate homesites by MasterCraft Builder Group, and The Ridge is planned for townhomes by Dream Finders Homes.

Buyers watching Monterra should know one detail. Texas-based Perry Homes acquired MasterCraft Builder Group in December 2024. A lot of people are waiting on the sidelines for this one. It is expected to be a small, exclusive, larger-lot neighborhood.

How the decision feels: In Seven Pines, you are asking, “Which of these two builders fits me, and which lot works?” In EverRange, you are asking, “Which neighborhood, which builder and which lot width fit my budget and lifestyle?” More choice is a real advantage. It also means more decisions to get right.

Editor's note: Starting prices are from builder and community marketing and change often; confirm before publishing. Greg believes Monterra will have fewer than 60 homesites, but a final count has not been published. Greg also mentioned another upcoming ICI neighborhood with 70- and 80-foot homesites; it has not been publicly announced, so it is not named here.

4. Move-Up Buyers and 55-Plus Buyers Lean EverRange

Think about a family that already lives in Nocatee. The kids are older. They have outgrown the water parks. Now they want a four-car garage, more house, a bigger backyard, or that preserve or water view they missed the first time. But they do not want to move an hour outside Jacksonville. If that sounds like you, and you have been browsing Nocatee's top neighborhoods without finding the right lot, EverRange starts to make a lot of sense.

EverRange's 70- and 80-foot homesites and upcoming estate lots make a 4,000-square-foot home no big deal. Seven Pines simply does not have the land to compete on size. Then again, EverRange cannot compete with Seven Pines on being minutes from Mayo Clinic.

That is why there is no single winner here. There is only the right fit. And because Jacksonville covers more land than any other city in the lower 48 states, it is easy to burn weekends driving around. A good local advisor narrows the list fast.

Regency at EverRange for 55-Plus Buyers

EverRange also has something Seven Pines does not: Regency at EverRange by Toll Brothers, a 55-plus active adult neighborhood. It was one of the first EverRange neighborhoods to take off. Greg describes it as gated, with amenities reserved for Regency homeowners and its own lifestyle director.

If you are retiring in Florida and want new construction, an active adult setting and nearby healthcare, the location works. Baptist Medical Center South is close, and Mayo Clinic is still reachable. Shopping is growing too. Durbin Park is roughly 10 to 15 minutes away, with more planned there.

Editor's note: Regency's gated entry, resident-only amenities and lifestyle director are based on Greg's on-site visits; confirm current details with Toll Brothers before publishing.

Planning a move in the next 9 days, 90 days or 180 days? Greg builds a simple plan around your timeline, whether you need to tour this weekend or you are just starting to compare communities. Reach out here or call or text (904) 599-2125.

5. Walkability and Shopping: Seven Pines Punches Back Hard

This could end up being the coolest part of the entire Seven Pines project.

The Village at Seven Pines is a Publix-anchored shopping center being built by Regency Centers inside the community. It broke ground in February 2026, and the first stores are expected to open in 2027. Regency is even moving its company headquarters there.

The tenant list keeps growing. The first restaurants announced include Ember & Iron, Hawkers Asian Street Food, Lynora's, 1928 Cuban Bistro and Chipotle, according to the Jacksonville Daily Record. Retailers include Williams Sonoma, West Elm and Pottery Barn Kids. A Life Time resort club with a large fitness center and outdoor beach club is part of the plan, and a Baptist HealthPlace medical facility is part of the community as well.

All of that sits close enough to walk, bike or take a golf cart. And that does not even count everything already nearby around St. Johns Town Center, one of the biggest shopping areas in Northeast Florida. Just about any store or restaurant you can think of is a short drive away.

EverRange is not there yet. A town center called The Station is planned inside the community, but tenants have not been announced. The nearest established shopping, including a Publix, is in eTown. Once the road connection opens, that becomes a quick trip. Greg expects real retail at EverRange to be at least two years out, and possibly closer to 2030.

Winner for now: Seven Pines, clearly. It is further along, and EverRange has more runway to go.

6. Amenities: Neither One Is Nocatee (and That Is OK)

Reset your expectations here. Neither community is built to be the next Nocatee with giant water parks. That is not a negative. It just means you are buying a different lifestyle.

Seven Pines has The Lodge, its community center, which opened in January 2025 with a gym, pools, a children's pool play area and pickleball courts, according to the Jacksonville Daily Record. There are also fire pits, a wooded playground and walking trails. Life Time will add another fitness option right at the front of the community.

EverRange has The Grove, its amenity center and welcome area. The Grove includes a resort-style pool, splash pad, playground, pickleball courts, fishing pond, dog park, food truck area and a lakeside pavilion. So far, there is no resident gym. With about half the land staying preserve, expect more trails and golf-cart paths over time, much like Nocatee.

One more thing to watch near EverRange: the Jacksonville Surf Park planned in eTown. Surf park developer Aventuur is building it on land it bought from a Davis family company, with a Wavegarden Cove lagoon that can create up to 1,000 waves an hour. Opening has been reported for early 2028. Greg is curious whether residents of nearby PARC Group communities will get any membership perks, but nothing has been announced.

Want to picture what EverRange may feel like later? Drive through eTown. The two share branding and will be connected. It is one of the best previews you can get.

Both communities also have clubhouse spaces you can reserve for birthday parties and events. That is the whole idea: create places where neighbors actually meet.

7. Fees, Taxes and Insurance: Nobody Gets a Free Pass

Do not skip this section. A good advisor should walk you through every cost before you commit to anything: property taxes, CDD fees, HOA fees and insurance. No surprises.

Both communities are in Duval County, so you will pay Duval's property tax rate. If you are also comparing St. Johns County homes, price out the tax bill home by home.

What is a CDD fee? A Community Development District (CDD) borrows money through bonds to build roads, utilities and amenities at the start of a community. Homeowners pay that debt back over time, usually 20 to 30 years, as a line on the property tax bill. After the debt is paid off, a smaller yearly maintenance portion usually continues.

• Seven Pines: Greg sees CDD fees roughly from the high $2,000s to around $4,000 a year, depending on the home. The HOA fee has been relatively small.

• EverRange: Mariposa CDD fees have run above $3,000 a year, with an HOA fee on top that tends to be higher than Seven Pines. Regency adds more because of its gate, lifestyle director and private clubhouse.

These numbers change by neighborhood, lot size, lot frontage, bond structure and timing. Please do not read this two years from now and expect the same figure. Get your exact numbers before you sign.

Insurance is better news. Compared with much of Florida, Northeast Florida tends to see lower homeowners insurance costs. Greg has seen premiums in both communities roughly between $1,700 and $3,000 a year, depending on the home. Always check your specific lot on the FEMA Flood Map Service Center and get real quotes.

Finally, talk to a local lender early. Builders usually have preferred lenders, and they are not all created equal. Interview a couple. The biggest mistake Greg sees is buyers falling in love with a house first, then learning what the true monthly payment looks like after taxes, CDD and HOA are added. Do not do it backwards.

Editor's note: CDD, HOA and insurance figures are Greg's observations at the time of filming and vary by home. Confirm current amounts before publishing.

8. Schools: Both Are Duval, Even If One Feels Close to St. Johns

Schools matter even if you do not have kids, because schools sell real estate.

Many relocation buyers arrive already knowing St. Johns County's reputation. In 2026, the St. Johns County School District again finished as Florida's top-scoring district, and Duval County kept its A grade too, according to Jacksonville Today.

Here is the key point: both Seven Pines and EverRange are in Duval County Public Schools. EverRange sits close to the St. Johns County line and near Nocatee, but a nearby mailing address does not decide your school. Your county does.

Seven Pines' central location is great for private school families. Jacksonville has strong options such as Providence School, Episcopal School of Jacksonville and The Bolles School, and Seven Pines can make those drives easier.

EverRange is growing fast, so new schools and rezoning are likely over time. Nocatee went through several rezonings as it grew. Seven Pines is less likely to see that, because the area around it is already built out.

Do this before you buy: Enter the exact address into the county's school locator. Do not assume.

Editor's note: Seven Pines has been reported as zoned for Twin Lakes Academy and Atlantic Coast High School. School assignments can change; confirm with Duval County Public Schools before publishing.

The easy way to remember it

Seven Pines is about proximity. You are buying central Jacksonville, JTB, Mayo, Town Center, UNF, the beaches and a walkable shopping district right outside your neighborhood.

EverRange is about possibility. You are buying builder choice, lot size, preserve, a 55-plus option, estate homes and years of growth still ahead. It takes a little more vision.

And sometimes the answer is neither. It could be eTown, Nocatee, SilverLeaf or somewhere else entirely. If you are still mapping out the region, our guide to the top Jacksonville suburbs locals love is a good place to start.

Local Spotlight: Test-Drive Both Lifestyles in One Saturday

The best way to feel the difference is to spend one day in each part of town.

Morning on the Southside: Start at St. Johns Town Center for coffee and a walk. Then take Butler Boulevard east and look at The Village at Seven Pines taking shape near I-295. Time the drive to your office or to Mayo Clinic while you are out.

Afternoon down south: Head south to eTown and drive the neighborhoods to get a feel for what EverRange may become. Then stop by EverRange's welcome area at The Grove. Finish the day at Nocatee, just across the county line, for dinner at the Town Center.

By the end of the day, you will know which drive you would rather make every morning.

Frequently Asked Questions (FAQs)

The bottom line:

Seven Pines sells convenience you can use today, and EverRange sells space and a future you have to believe in. Know which buyer you are before you tour, and bring your own representation to whichever builder wins.

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.

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