The all-in number, not the sticker price

The advertised price is a starting point, not the home you will actually buy. It usually excludes the lot, most structural changes, and design selections. We start the worksheet here so every later number is added to a real base, not a marketing figure.

Premium homesites often add tens of thousands over the base. A preserve, water, or corner lot can be worth it or not, depending on how long you'll stay. We note the exact premium so it competes fairly against everything else you could spend that money on.

This is where budgets quietly blow up. Structural choices are locked early; design-center selections add up fast and rarely return dollar for dollar at resale. We list what you're actually choosing and flag which upgrades hold value and which are personal splurges.

A builder incentive tied to their lender can lower the rate but raise the price, or come with terms worth checking. We put the monthly payment and total interest side by side against an outside lender, so the incentive is measured, not assumed. Always compare a second quote.

Lender fees, title, taxes, and prepaid insurance and escrows are real money due at the table, and are often underestimated in a builder's rosy estimate. We use a realistic figure for St. Johns County so the cash you need to close isn't a surprise two weeks out.

Many St. Johns County communities carry CDD bond assessments on top of HOA dues, plus insurance and property tax on the higher new-construction value. These follow you every year. We fold the true monthly and annual carrying cost in, because that is what you actually live with.