St. Johns County Approves Two Enclaves, Delays the Nocatee Land Grab

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

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

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

59 Views, 0 Comments

Relocating to Jacksonville, FL: The Ultimate Guide

Relocating to Jacksonville, FL means choosing from one of the largest cities in the U.S. by land area, with distinct submarkets ranging from beach communities to master-planned suburbs. Key decisions involve neighborhood fit, commute reality, Florida's tax advantages, and understanding the local housing market before you buy.

What do you need to know before relocating to Jacksonville, FL?

Jacksonville, FL is one of the most compelling relocation destinations in the Southeast, thanks to Florida's no-state-income-tax advantage, a diverse housing market, and a metro area large enough to offer nearly every lifestyle. The most important thing to understand before you move: Jacksonville is enormous, and the neighborhood you choose will define your daily…

36 Views, 0 Comments

RiverTown St. Johns County: 5 Things Buyers Should Know

RiverTown is one of the top-selling master-planned communities in St. Johns County, and it's easy to see why. It sits right on the St. Johns River, it's zoned for some of the best schools in the county, and the amenities feel like a permanent vacation. But beautiful doesn't automatically mean it's the right fit for your life. Before you put down a deposit, here are five things about RiverTown worth thinking through — the same things I walk buyers through every week as an independent buyer's agent who doesn't work for any builder.

1. RiverTown Is a Long Drive From the Beach

RiverTown sits out west along the St. Johns River, which is part of what makes it so scenic. But if beach access is a big part of your lifestyle, this is the first…

26 Views, 0 Comments

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

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

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

1. A Culinary School Is Coming to Downtown Jacksonville

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

54 Views, 0 Comments

Moving to Nocatee? Here's What Your Realtor Won't Always Tell You

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

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

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

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

56 Views, 0 Comments

Ponte Vedra Beach's Priciest Neighborhoods: A Local Broker Ranks His Top Picks

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

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

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

109 Views, 0 Comments

The Loophole Letting Developers Skip County Approval in St. Johns

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

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

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

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

…

441 Views, 0 Comments

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

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

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

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

1. What Is Marsh Harbor in Ponte Vedra?

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

46 Views, 0 Comments