Considering New Construction? Talk to Matthew before a model home visit 561 504-4798
The VIP list is a registration event, not a mailing list
Toll's VIP form for this community asks one question that matters more than the rest: are you a real estate agent, yes or no. The same page invites you to create a Toll Brothers account and complete a Home Buyer Questionnaire before the community opens for sale.
Most production builders recognize your agent only if that agent is named at your first point of contact. Register alone, bring in representation later, and the answer is frequently no. You don't get a warning, because the form isn't presenting itself as a decision.
None of that makes Toll the villain. Their sales team works for Toll, discloses it, and does the job well. It only means that at pre-sale, the person reading the contract on your side is whoever you named on that form.
What I can show you: the registration and agent-designation language used by the builders active in St. Johns County, side by side, with the clause that governs each one.
What "anticipated from" means at pre-sale
Pre-launch price bands are estimates. They move as phases release, and they move most in the first three or four releases, which is exactly when early buyers are asked to commit.
I am not going to publish a figure here. Any number I post will be wrong before you read it, and a wrong number is worse than none.
What I can show you: a dated log of how the published "anticipated from" figure moved release to release at Shores at RiverTown and Regency at EverRange, the two Toll communities in this market I have tracked from opening. That pattern tells you more about a first-release price at Sebastian Landing than today's estimate does.
How to verify the real number yourself: ask for the release-specific price sheet in writing rather than the "from" figure, ask which homesites are in that release, and ask what the base excludes. Then compare it against the same collection's prior release.
Deeded boat slip vs. priority marina access
Toll's own description offers deeded boat slips or priority access to slips at the marina. That "or" is the most consequential word on their page.
A deeded slip is real property. It conveys, and it can be appraised, financed and resold. Priority access is a contractual right whose value depends on the terms, the assignment rules and who controls the marina. At this price level the difference can be six figures at resale, and it is not something you settle by asking in a sales trailer.
What I can show you: the slip due-diligence checklist I use. Does the slip convey by deed or by license; is it transferable to a future buyer; who holds the submerged land lease; who pays dock maintenance and replacement; what happens after storm damage; is slip assignment by lot or by draw; and are vessel-size or liveaboard limits recorded. Every item traces to a document you can request or pull from public record before you sign.
The carrying costs nobody can quote you yet
At pre-sale the CDD and HOA documents are typically not yet recorded. Anyone quoting you an annual carrying cost for this community today is estimating.
What you can establish now, in order: flood zone and finished-floor elevation for the specific homesite rather than the community; wind mitigation features and what they do to a coastal St. Augustine insurance quote; whether a CDD is contemplated and where that assessment would appear on your tax bill; and the HOA budget once it is filed. Insurance on Intracoastal frontage is the line item that most often breaks a budget built from the base price.
What I can show you: the verification trail. County parcel records, the FEMA map lookup, and a real insurance quote sequence for a comparable waterfront address, so you see the method rather than an adjective.
What has actually been released
Two collections. The Towns Collection covers townhome designs named Valencia, Valencia Elite, Navara and Santora. The Voyage Collection covers single-family designs named Windward, Starboard, Riberia and Crew. Published designs run two and three stories, roughly 2,200 to just under 4,000 square feet, three to five bedrooms, two- and three-car garages, covered lanais, with optional elevators.
Amenities listed to date: a marina with deeded boat slips or priority slip access, a pool, a dining pavilion and picnic areas. The site plan had not been released as of August 2026.
Two things to flag early. Three-story plans and optional elevators carry maintenance and resale consequences worth pricing before you select them. The elevator in particular is an option most buyers evaluate on lifestyle and later discover has a narrow resale audience.
Is Sebastian Landing the right call, or just the newest?
New and waterfront is a strong combination. It is also the combination that makes people skip comparison. Before committing to a pre-sale phase here, put Sebastian Landing against what is already selling in St. Johns County on the criteria that actually decide satisfaction: which structural options are allowed, how flexible the design studio is, what the contract says, how the warranty performs, and whether build timelines hold.
Questions I get about Sebastian Landing.
Is Sebastian Landing open for sale? Not as of August 2026. Toll Brothers is collecting VIP registrations ahead of launch.
Can I bring my own agent if I have already joined the VIP list? Sometimes. It depends on how you answered the agent question and on that builder's policy. Call before you assume either way, because the fix, where one exists, is easier before your first appointment.
Do I need a Realtor for new construction? No. The sales team is capable and professional, and works for the builder. Whether you want someone reading the addendum on your side is the actual question.
Does using a buyer's agent raise my price? Ask the builder directly and get the answer in writing. Then ask what happens to that same price if you register without one.
Where exactly is it? Shipyard Way and Mainship Blvd, St. Augustine, FL 32084, on the Intracoastal Waterway near the Bridge of Lions and Historic Downtown St. Augustine.
Talk to me before you join the list. It is a ten-minute call, and it is the cheapest hour in this transaction. Matthew Sodel, 561-504-4798, matthew@newhomesjax.com. Real Estate Advisor, Highlight Realty. Certified New Home Specialist. FL SL3216518. I represent buyers. I am not affiliated with, and am not compensated by, any builder.
Sources: Toll Brothers community materials for Sebastian Landing. Last verified August 11, 2026. Pre-sale details change, and this page is re-checked at each phase release.