New Construction & CDD Guides

I represent buyers, not builders. Every guide in this series is built from the actual budget documents, county records, and contracts I work with — not marketing copy. Each one is dated and sourced so you can verify it yourself.

If you're buying new construction in RiverTown, Shores at RiverTown, Nocatee, SilverLeaf, Newbrooke, EverRange, or anywhere else in St. Johns County or Jacksonville, start here.

Florida assesses property based on its condition every January 1. If your home wasn't finished on that date, your first tax bill is based on land value — not the finished house. The full assessment hits the following year, and it often surprises buyers a second time when their mortgage escrow catches up. Read the full breakdown in the guide below.

How much are CDD fees at Shores at RiverTown, and do they ever go away? Answered in full: FY2027 operations assessments run $2,181.45 to $3,635.72 a year by lot width — up about 22% in a single year — plus bond debt that runs into the 2050s unless prepaid. Tap the button below for the complete breakdown, built from the Rivers Edge III FY2027 budget.

What's the real all-in monthly payment on a new build in St. Johns County? Principal and interest is only part of it — CDD debt assessment, CDD O&M, HOA dues, and property insurance all land in escrow. (Guide coming soon.)

Are lot premiums negotiable, and what's a fair price for a preserve or water lot? Builders present lot premiums as fixed, but they move more than buyers assume, especially near the end of a phase. (Guide coming soon.)

Does it cost me anything to have my own agent represent me at a builder's model home? No — builder-paid commission covers buyer representation in the overwhelming majority of new construction deals in this market, but you have to bring your agent with you on your first visit for that protection to apply. (Guide coming soon.)

Which St. Johns County communities have no CDD? Some do, some don't, and it changes the monthly payment math more than most buyers expect going in. (Guide coming soon.)

Nocatee vs. RiverTown vs. SilverLeaf: which one fits which kind of buyer? Three very different communities that get lumped together because they're all "St. Johns County new construction."

Toll Brothers vs. David Weekley vs. ICI Homes vs. Dream Finders in Jacksonville — what actually differs? Not just price point. Included features, structural options, and how much room you have to negotiate vary a lot by builder.

Is it hard to resell a new build while the builder is still selling homes next door? You're competing with a builder who can cut price and offer financing incentives you can't match.

What happens if my home isn't finished by the closing date in my contract? Builder contracts handle this very differently than resale contracts do.

Can school zoning change after I buy in a growing area like St. Johns County? Yes, and it's worth checking before you fall in love with a lot.

I've been representing buyers in Florida real estate for about 20 years, the last several focused specifically on new construction in St. Johns County and Jacksonville. I don't work for any builder — I negotiate against them on behalf of my clients. These guides come from the same documents and data I use in that work.

Questions about a specific community or contract? Call or text me at 561-504-4798.

Matthew Sodel, Real Estate Advisor & Certified New Home Specialist, Highlight Realty, FL License SL3216518, Broker John Sanchez.