Cleared for Landing: Del Webb at The Landings Is Saint Johns County's Most Exciting 55+ Community — And the Perks Are Sky-High

If you own rental or investment property in New Jersey, New York, or anywhere else, selling it can trigger a large federal capital gains bill. A 1031 exchange lets you defer that tax by rolling the proceeds into another investment property. For many investors, St. Johns County is where they land.

The rules are strict and the deadlines don’t bend. Here’s the plain-English version.

What a 1031 Exchange Does

Under IRC Section 1031, you sell an investment or business property and reinvest the proceeds into a “like-kind” replacement property. That defers federal capital gains tax and depreciation recapture, which is the tax on the depreciation you’ve claimed over the years.

• Like-kind is broad for real estate: Any U.S. real estate held for investment generally qualifies, so a NJ rental can be exchanged into a Florida rental
• U.S. property only: Foreign property doesn’t qualify
• Investment property only: A personal residence doesn’t qualify
• Federal rules apply everywhere: Florida follows the same federal framework

The Four Hard Rules

• Like-kind property: Both properties must be real property held for investment or business use
• 45-day identification: Identify replacement property in writing within 45 calendar days of closing on the sale
• 180-day closing: Close on the replacement within 180 days, or by your tax return due date (including extensions) if that comes first
• Qualified Intermediary (QI): A third party must hold your sale proceeds. You can never touch the money

The timeline:

• Day 1 - Your relinquished property closes and the QI receives the proceeds
• Day 45 - Written, signed identification of replacement property is delivered to your QI
• Day 180 - Replacement property closing must be complete

The two clocks run at the same time, not back to back. The IRS grants no extensions except after a federally declared disaster, and hurricane declarations have triggered extensions before.

How to Identify Replacement Properties

Identification must be in writing, signed, and delivered to your QI (not your agent). Each property must be named by street address or legal description. You must satisfy at least one of three rules:

• Three-property rule: Identify up to three properties, regardless of value
• 200% rule: Identify any number of properties if their combined value stays within 200% of what you sold
• 95% rule: Identify any number of properties, but you must acquire at least 95% of the total value

To defer all your tax: buy a replacement of equal or greater value and reinvest all the net proceeds. Trading down, or pocketing cash, creates “boot,” which is taxable.

Why Investors Choose St. Johns County

1. Long-term rental - Median rent is about $2,120 per month with a gross yield near 5%. Stable, lower regulatory complexity
2. Short-term rental - Strong tourist demand, but regulated. East of the Intracoastal, occupancy is capped at 10 guests, and the combined transient tax runs about 11%
3. Waterfront or fishing-access property - Draws renters from outside the local wage base, which local investors call the strongest differentiated play in the county
4. Vacant land - Qualifies as like-kind for most exchanges, with a longer path to income

Most local investment analysis frames this as a cash-flow market rather than a quick-appreciation market. That makes yield underwriting essential, not optional.

Florida-Specific Items to Plan For

1. No Florida State Income Tax: Rental income from your Florida property avoids state income tax, though federal tax still applies
2. STR Eligibility: Verify the exact jurisdiction (county vs. City of St. Augustine) and registration status in writing before you identify the property
3. HOA Rules: Some communities restrict or prohibit short-term rentals no matter what the county allows
4. Insurance & Flood Zone: Get insurance quotes and verify the flood zone before your 45-day deadline, not after
5. CDD & HOA Fees: Include them in your yield calculations
6. Reverse Exchanges: If you buy first, add a real estate attorney, since title and document-stamp issues can arise

Your Team Checklist

1. Qualified Intermediary: Before you list your current property
2. CPA: Before listing, to model your gain, depreciation recapture, and state-level treatment of the property you’re selling
3. Real estate attorney: Before contract signing, especially for reverse or improvement exchanges
4. St. Johns County agent: During your 45-day window. Shortlist candidates early so you’re not scrambling

The most common problem is spending the first 30 days of the 45-day window searching. Start your St. Johns County search before your sale closes, so you’re identifying properties you’ve already vetted.

The Bottom Line

A 1031 exchange can defer a substantial tax bill and move your investment capital into a market with no state income tax, strong schools driving long-term demand, and real waterfront opportunities. But it runs on a hard clock. The investors who succeed line up their QI, CPA, and local agent before they list, and underwrite STR rules, insurance, and HOA fees before they identify a single property.

Selling an Investment Property and Looking at Florida?

I can help you build a shortlist of St. Johns County candidates before your sale closes, verify short-term rental eligibility, and connect you with a QI and CPA who handle exchanges regularly.

Call or text Gail DeMarco: 904-640-8000
St. Johns County Relocation & Investment Property Specialist
Serving Ponte Vedra Beach, Nocatee, RiverTown, St. Augustine, and all of St. Johns County, FL

This article is for general informational purposes only and does not constitute tax, legal, or investment advice. 1031 exchange rules are federal, strictly enforced, and depend on your specific facts. Consult a qualified CPA, a Qualified Intermediary, and a real estate attorney before listing any property.

Before you buy a property with short-term rental income in mind, understand this: St. Johns County doesn’t operate under one single rulebook. Depending on the exact address, you could fall under the county’s ordinance, the City of St. Augustine’s separate ordinance, or both — and the compliance requirements, occupancy caps, and registration process genuinely differ.

Here’s the complete, accurate breakdown.

The Legal Foundation

Under Florida state law, local governments cannot ban short-term rentals outright or regulate length of stay or rental frequency. What they can regulate is registration, life-safety standards, parking, noise, and solid waste. St. Johns County and the City of St. Augustine have both used this authority to build their own, separate compliance frameworks.

If your property sits within St. Augustine’s city limits, you may need to register with both the city and the county — never assume county registration alone covers a property inside the city.

The Registration Process — In the Correct Order

For a typical whole-home rental in unincorporated St. Johns County, follow this sequence:

1. Florida DBPR Vacation Rental License (Transient Public Lodging Establishment)
2. Florida Department of Revenue sales tax registration
3. St. Johns County Business Tax Receipt
4. St. Johns County Tourist Development Tax (TDT) account with the Tax Collector
5. County STR registration (online portal, each unit registered separately)
6. Municipal registration too, if your parcel is within St. Augustine city limits

Each dwelling unit, or portion of a unit, used as a short-term rental must be registered separately — a duplex with two rentable units needs two registrations, not one. Registration renews every 12 months, and county registration fees are tiered based on bedroom count.

The Occupancy Cap — Recently Tightened

This is the rule that catches the most investors off guard. St. Johns County recently tightened its short-term rental regulations, capping occupancy at 10 transient guests for properties in unincorporated areas east of the Intracoastal Waterway — regardless of how many bedrooms the home has.

This cap matters enormously for underwriting: a large 6-bedroom investment property that could theoretically sleep 16+ guests is still capped at 10 under this ordinance, which directly affects your maximum achievable nightly rate and total booking capacity. Run your revenue projections against the actual legal cap, not the home’s physical sleeping capacity.

Parking Requirements

St. Johns County requires a minimum of 1 off-street parking space for every 3 transient guests. For a property near its 10-guest cap, that generally means planning for at least 3–4 dedicated off-street spaces — a real site-planning consideration before you buy, especially on smaller lots.

Required Postings Inside Every Rental

County ordinance requires specific information posted on a single page at or near the main entrance door of every short-term vacation rental:

• Phone number of the owner and/or property manager
• Maximum occupancy
• Maximum number of vehicles allowed

Lease Agreement Requirements

Every short-term rental must use a sample rental/lease agreement that includes:

• Maximum occupancy
• Maximum number of vehicles
• Tenant acknowledgment of the county’s right to reasonably inspect the property
• Compliance with St. Johns County Noise Ordinance (2015-19)
• Agreement to immediate evacuation upon a hurricane warning being posted

The Full Tax Obligation

Operators must register with the county tax collector and self-remit this tax — it isn’t automatically withheld by every booking platform, so confirm your specific platform’s tax collection and remittance process before your first booking.

Penalties for Non-Compliance

Operating without proper registration exposes owners to citations, forced cessation of rental operations, and financial penalties. In the City of St. Augustine specifically, multiple substantiated complaints against a property can result in both fines and outright revocation of the rental registration — a real risk for investors who skip compliance steps to get listed faster.

The Bottom Line

Short-term rentals are legal and genuinely workable in St. Johns County — but the rules are real, recently tightened, and split across two separate jurisdictions depending on your exact address. The 10-guest occupancy cap, the 1-per-3 parking ratio, and the combined 11% tax obligation all need to factor directly into your underwriting before you make an offer, not after you’ve already closed.

Considering an STR Investment Purchase?

I can help you confirm exact jurisdiction, verify a property’s current registration status, and connect you with a local compliance specialist before you buy.

Call or text Gail DeMarco: 904-640-8000
Best St. Johns County Relocation & Investment Property Specialist
Serving Ponte Vedra Beach, Vilano Beach, St. Augustine, and all of St. Johns County, FL

Regulatory and tax information reflects 2026 St. Johns County and City of St. Augustine ordinances current as of publication. Rules change — always verify current requirements directly with the St. Johns County Tax Collector and the City of St. Augustine before purchasing or operating a short-term rental. This article is for informational purposes only and does not constitute legal advice.

If you're looking for a 55+ community in St. Johns County, Florida, Stillwater deserves a closer look.

But is it actually a good fit for retirement?

The short answer: Yes — especially if you want golf, resort-style amenities, an active social lifestyle, and a community where maintenance is designed to be more carefree.

Stillwater is an active-adult community exclusively for residents 55 and better, with an 18-hole golf course, clubhouse, pool, fitness center, pickleball, tennis, bocce and organized social activities.

Here's the honest 2026 review.

Stillwater at a Glance

Current Lennar listings show new Stillwater homes starting in the mid-$580Ks, with available homes extending into the $600Ks and higher depending on floor plan and homesite.

What Retirees Will Probably Love

1. Golf Is Built Into the Lifestyle

Stillwater isn't simply a neighborhood that happens to have a golf course.

The community is designed around golf, with an 18-hole Bobby Weed-designed course and a Toptracer-equipped practice facility.

For retirees who play regularly, this can be a major advantage.

Stillwater Golf and Country Club

2. There Is Plenty to Do Without Leaving the Community

Stillwater offers a combination of fitness, recreation and social amenities:

• Pickleball
• Tennis
• Bocce
• Swimming
• Fitness classes
• Golf
• Clubhouse activities
• Game nights
• Holiday events
• On-site dining and bar

Lennar specifically promotes year-round events and social activities designed around connection and recreation.

For retirees who don't want a quiet neighborhood where everyone stays inside, that's a big plus.

The Cost: Where Buyers Need to Pay Attention

Stillwater's lifestyle comes with ongoing costs beyond the mortgage.

Current Lennar information lists an approximate $710.72 monthly HOA fee, a 1.13% approximate tax rate, and an approximate $3,607.35 special assessment for the current collection. Actual costs vary by property and can change.

Stillwater also has its own Community Development District (CDD), which levies assessments for community infrastructure and related services.

This is why buyers should compare total monthly ownership costs — not just the list price.

What About Location?

Stillwater is located in St. Johns, Florida, 32259, giving retirees access to the broader St. Johns County area while remaining relatively close to Jacksonville-area shopping, dining and services.

Lennar highlights access to Durbin Park and I-95, as well as proximity to St. Augustine and Northeast Florida recreation.

For a retiree, that means the location offers a balance between community living and access to everyday conveniences.

Who Is Stillwater Best For?

Stillwater could be a great fit if you:

✔ Are 55+ and want an active community
✔ Play golf or want to take it up
✔ Enjoy pickleball, tennis or fitness activities
✔ Want organized social opportunities
✔ Prefer a gated community
✔ Don't mind paying more for bundled amenities
✔ Want to remain in St. Johns County

You may want to compare other communities if:

✘ You don't play golf
✘ Keeping monthly HOA costs as low as possible is your priority
✘ You prefer a smaller, quieter neighborhood
✘ You want to be closer to the beach
✘ You don't expect to use many community amenities

Stillwater vs. Other 55+ Communities

Before choosing Stillwater, it's worth comparing it with other popular Northeast Florida retirement communities.

The right choice depends on more than the home. HOA, CDD, golf, amenities, location and your expected monthly budget all matter.

The Bottom Line

Stillwater is one of the more appealing options for retirees who want an active, golf-oriented lifestyle in St. Johns County.

The amenities are a genuine strength, and the community is designed around recreation, social connection and low-maintenance living.

But it's important to go in with realistic numbers.

The biggest question isn't whether Stillwater is nice. It is whether the lifestyle is worth the total monthly cost for you.

For a retiree who will use the golf course, clubhouse, fitness center, pool and social amenities regularly, Stillwater can make a lot of sense.

For someone who doesn't plan to use those amenities, there may be better-value 55+ options nearby.

Considering Stillwater for Retirement?

I can help you compare Stillwater with Del Webb Saint Johns, Sweetwater at Nocatee, WaterSong at RiverTown and other 55+ communities based on home prices, HOA, CDD, golf, amenities and overall monthly cost.

Call or text Gail DeMarco: 904-640-8000

St. Johns County Real Estate Specialist

Serving Stillwater, St. Johns, Nocatee, Ponte Vedra, RiverTown, SilverLeaf, St. Augustine and surrounding Northeast Florida communities.

Pricing, HOA fees, assessments, inventory and community amenities can change. Always verify current costs and governing documents for the specific property before purchasing. This article is for informational purposes only and is not financial or legal advice.

If you're considering Stillwater in St. Johns County, Florida, the purchase price is only part of the financial picture.

Stillwater is a 55+ active adult, gated golf community with an 18-hole course, clubhouse, pool, fitness center, pickleball, tennis, bocce and other amenities. It is also a CDD community, so buyers need to look beyond the mortgage when calculating their true monthly housing cost.

Here's what the numbers can look like.

What You’re Really Paying For

The HOA Is a Major Part of the Equation

Current Lennar information lists an approximate HOA fee of $710.72 per month for Stillwater's new homes, although fees can vary by property and are subject to change.

That may sound high compared with a typical Florida HOA — but Stillwater is different.

The community's offering includes access to its 18-hole golf course, practice facility, clubhouse, pool, fitness center, tennis, pickleball and other amenities.

In other words, you're not simply paying for landscaping and a gated entrance.

Don't Forget the CDD

Stillwater also has a Community Development District (CDD).

The CDD collects annual assessments for community infrastructure and ongoing operations. The exact amount can vary by property and year.

Current Lennar information lists an approximate special assessment of $3,607.35 per year, or roughly $301 per month when divided across 12 months.

That's an important number to include when comparing Stillwater with communities that have different fee structures.

A Realistic Monthly Example

Let's use a $600,000 home as an illustration — not a quote for any particular property.

Assume:

• $600,000 purchase price
• 20% down ($120,000)
• $480,000 mortgage
• 30-year fixed loan
• Example 6.5% interest rate

The principal and interest payment would be approximately $3,034/month.

Then add the other costs:

That's the number buyers need to understand: a $600K Stillwater home isn't necessarily a $600K decision.

Your actual monthly housing cost can be substantially higher once taxes, insurance and utilities are included.

But What About Golf?

This is one of Stillwater's biggest financial advantages for the right buyer.

Stillwater is marketed as an all-inclusive, bundled golf community, with residents receiving access to the 18-hole golf course and practice facilities as part of the community offering.

For someone who plays regularly, that's worth comparing against the cost of purchasing a home elsewhere and then paying a separate golf membership.

If you don't play golf, however, you should still consider how much you're willing to pay for a lifestyle package built around golf.

What $500K–$700K Can Look Like

Stillwater's current new-construction inventory is higher than some of the prices buyers may remember from a few years ago.

As of October 2026, Lennar lists new Stillwater homes starting around $585K, with available homes generally in the $625K–$670K+ range depending on the floor plan and homesite.

Prices and availability change, so buyers should evaluate the specific property rather than relying on a community-wide average.

The Hidden Question: Is the HOA Worth It?

That's really the question each buyer needs to answer.

Stillwater may make sense if you:

✔ Play golf regularly
✔ Want a 55+ community
✔ Value resort-style amenities
✔ Want a gated community
✔ Prefer bundled maintenance and recreation
✔ Plan to use the clubhouse, pool and sports facilities

It may not be the best fit if you:

✘ Don't play golf
✘ Want the lowest possible monthly HOA
✘ Prefer to pay only for amenities you personally use
✘ Want a community without CDD assessments

The Bottom Line

The true monthly cost of living in Stillwater, St. Johns County isn't just the mortgage.

For a buyer considering a $600K home, an example mortgage of roughly $3,034/month plus approximately $711 HOA and ~$301/month equivalent CDD assessment puts the cost at roughly $4,046/month before property taxes, insurance and utilities.

But that monthly expense also buys into a 55+ lifestyle with bundled golf, extensive amenities and community maintenance.

The right question isn't simply, "What can I afford to buy?"

It's:

"What will my total monthly cost be — and is the lifestyle worth it to me?"

Considering Stillwater?

I can help you compare Stillwater with Del Webb Saint Johns, Sweetwater at Nocatee, WaterSong at RiverTown and other 55+ communities based on purchase price, HOA, CDD, amenities, golf and overall monthly cost.

Call or text Gail DeMarco: 904-640-8000

St. Johns County Real Estate Specialist

Serving Stillwater, St. Johns, Nocatee, Ponte Vedra, RiverTown, SilverLeaf, St. Augustine and surrounding Northeast Florida communities.

Monthly payment examples are for illustration only and are not a loan quote. HOA, CDD, taxes, insurance, utilities and other expenses vary by property. Always verify the current fees and assessments for the specific home before purchasing.

St. Johns County puts a historic private college, a fast-growing public university, a state college with bachelor's degrees, and a health sciences graduate school within commuting distance. Whether you're planning visits with a college-bound grandchild or going back to school yourself, you have real options close to home.

Flagler College: Small School, Landmark Campus

Flagler College sits inside a restored 1888 Gilded Age hotel in St. Augustine. It enrolls about 2,409 undergraduate students, so classes stay small.

Key numbers:

• Acceptance rate: 78.1% in 2023, with 5,509 applicants and 4,302 admitted
• Published cost: an estimated $55,478 total cost of attendance for 2025 to 2026
• Real cost after aid: an average net price of $31,085
• Testing: Flagler is test-optional

UNF: The Region's Growth Story

UNF is the big mover in Northeast Florida higher education. Total enrollment reached approximately 18,900 students this fall, the largest in university history, up from approximately 17,600 in fall 2025. 

Why it matters:

• Ranked: UNF has appeared in U.S. News & World Report's "Best Colleges" national rankings for seven consecutive years
• Hands-on learning: Starting with the fall 2025 class, every undergraduate is guaranteed at least one real-world experience, such as an internship, research, or study abroad
• Popular majors: pre-health, biomedical sciences, business management, psychology, and biology

For career changers: UNF's MBA is now its largest graduate program, with enrollment up 37% this fall as working professionals seek flexible, affordable graduate education.

St. Johns River State College: The Smart Money Option

SJR State's listed in-state tuition is $2,830, a fraction of private school pricing. The St. Augustine campus sits just off State Road 16 and houses the Criminal Justice Academy plus respiratory care and radiologic technology programs.

It's built for adults starting over. The college serves students ranging in age from 16 to 60 and beyond. Recent bachelor's additions include Biological Sciences, Exceptional Student Education K-12, Social and Human Services, Criminal Justice Applied Intelligence Studies, and Information Systems Technology. Students can complete an Associate in Arts and select associate and bachelor's degrees fully online. 

Planning for a Grandchild

Three things to know:

1. Range of price points. A private college, a public university, and a state college all operate in the area.
2. Start local, transfer up. SJR State keeps its focus on the Associate in Arts transfer degree, a common path into a four-year university.
3. Strong academic profile at UNF. The incoming class averaged a 3.96 high school GPA and a 1131 SAT.

Going Back to School Yourself

Career changers have more on-ramps here than most people expect: online state college degrees, a growing MBA program, health science graduate training, and technical certificates. Florida also has a long-standing program that lets residents 60 and older attend certain state university classes tuition-free on a space-available basis, typically without credit. Confirm current eligibility with each school's registrar (needs verification).

The Bottom Line

St. Johns County doesn't just offer great K-12 schools — it sits within genuine reach of a strong, varied higher education landscape. Flagler College delivers a historic, right-in-the-county private option. UNF offers exceptional value as a public university just across the county line. And St. Johns River State College provides the most accessible, local pathway for career changers and adult learners who want to continue their education without a long commute or a steep price tag.

Thinking About Proximity to Specific Schools?

Whether you're weighing proximity to Flagler for a grandchild or want easy access to St. Johns River State College for your own next chapter, I can help you find a community that fits.

Call or text Gail DeMarco: 904-640-8000
St. Johns County Relocation Specialist
Serving Nocatee, St. Augustine, RiverTown, Ponte Vedra Beach, and all of St. Johns County, FL

Tuition and enrollment figures reflect 2026–27 published rates from US News, College Board, and institutional sources current as of publication. Costs and admissions data change annually — always verify current figures directly with each institution.

The honest answer isn't a simple yes or no — it depends entirely on your strategy. The most credible local investment analysis frames it plainly: in St. Johns County, "the math works on yield, not on rapid resale." This isn't a flip market. It's a cash-flow market, and understanding that distinction upfront determines whether this county fits your investment goals.

Here's the real data behind both the long-term and short-term rental strategies.

The Short-Term Rental Rules: What You Actually Need to Know

This is the area where investors most often get tripped up — because St. Johns County genuinely has two separate sets of rules operating side by side, and many property owners don't realize which one applies to their specific address.

• City of St. Augustine: Its own municipal ordinance
• Unincorporated St. Johns County (including St. Augustine Beach area): County Ordinance ORD 2021-23, with its own occupancy caps, parking rules, and registration

Every STR in the county requires, regardless of jurisdiction:

The tax stack on STR income:

One useful exemption: under the IRS 14-day rule, if you rent your property for 14 days or fewer per year, that income is considered tax-free and doesn't need to be reported — relevant if you're weighing occasional personal use against rental income.

St. Augustine Beach specifically caps transient rental zones at 100 units and has condo-heavy inventory that draws consistent beach demand. Recent market data there showed 751 active short-term listings averaging 38.5% occupancy at a $308 average daily rate — which works out to roughly $43,000 in annual gross revenue for a typical listing at that occupancy and rate, before expenses, management fees, and taxes.

One legislative note worth watching: a 2024 bill (SB 280) that would have centralized and preempted local STR rules statewide was vetoed, meaning the existing 2011 state framework plus each jurisdiction's own local ordinance still governs in 2026. This patchwork can shift, so never assume a property's STR legality based on what a seller or listing claims — verify the current ordinance in writing with the specific jurisdiction before you close.

The Honest Investment Thesis

The clearest local investment guidance frames St. Johns County's opportunity around three real points:

1. Cash flow, not appreciation, is the play. This isn't a market built for rapid resale gains — it's a market where the numbers need to work on rental yield from day one.

2. Water access is the differentiator. Waterfront and fishing-access properties are described as "the strongest differentiated play in the county" — because they draw rental demand from outside the local area, escaping the constraint of the county's local wage base limiting what long-term tenants alone can pay.

3. Relative acquisition value exists here. St. Johns County offers comparatively lower acquisition costs than other premium water-access counties in Northeast Florida — a genuine draw for cash-flow-focused investors, even though the county overall commands a premium over Jacksonville's Duval County.

The honest cons:

• Smaller rental pool: Fewer total renters than a major metro market
• Lower local wage base: Limits what non-water-access, purely local-demand properties can command in rent
• Rural property overhead: Well and septic systems add ongoing management complexity outside master-planned communities
• Regulatory verification required: STR rules vary by exact jurisdiction and change. Never take a seller's word for it.

Financing Considerations

Most investment property purchases require 20% or more down, with lenders typically applying higher rates than owner-occupied financing. For STR-focused investors, DSCR loans (Debt Service Coverage Ratio) are increasingly common — these qualify you based on the property's projected rental income covering the mortgage payment (principal, interest, taxes, insurance, and HOA), rather than your personal W-2 income or tax returns. A DSCR of 1.0 or higher generally qualifies; some programs approve as low as 0.75.

Who This Fits

St. Johns County makes sense as an investment if: you're targeting cash flow over quick appreciation, you can secure a genuinely water-access or high-demand-corridor property, you're comfortable navigating jurisdiction-specific STR regulation, and you're financing with realistic vacancy and expense assumptions built in.

Look elsewhere if: you need rapid appreciation or a flip-focused strategy, you want minimal regulatory complexity (long-term rental in a non-coastal market may serve that better), or you're not prepared to verify STR legality property-by-property before closing.

The Bottom Line

St. Johns County isn't a speculative flip market — it's a cash-flow market with real, differentiated opportunity in water-access and fishing-access properties specifically. The short-term rental rules are genuinely navigable but require jurisdiction-specific verification, and the combined ~11% transient tax stack needs to be underwritten into your numbers from the start. For investors running honest math rather than chasing hype, the opportunity here is real — just not simple.

Considering an Investment Purchase?

I can help you evaluate specific properties for STR eligibility, connect you with lenders who understand DSCR financing, and run realistic cash-flow numbers before you commit.

Call or text Gail DeMarco: 904-640-8000
St. Johns County Relocation & Investment Property Specialist
Serving St. Augustine, St. Augustine Beach, RiverTown, and all of St. Johns County, FL

Regulatory, tax, and market data reflects 2026 estimates from St. Johns County ordinances, Florida DBPR guidance, and public market sources current as of publication. Short-term rental rules vary by exact jurisdiction and change frequently — always verify current ordinances in writing before purchasing. This article is for informational purposes only and does not constitute legal, tax, or investment advice.

If your dog is part of the family decision-making process for this move — and for a lot of relocating buyers, it genuinely is — St. Johns County delivers. Leashed dogs are permitted year-round on the county's beaches, dog parks are woven into nearly every major community park, and new construction is increasingly building dedicated pet amenities right into the master plan.

Here's the real, location-specific guide.

The County-Wide Basics

Leashed dogs are permitted year-round on St. Johns County beaches — a genuine daily-life perk that doesn't exist in most coastal counties. Nearly every county and city park allows dogs under standard rules (leash where required, cleanup, and basic courtesy), and St. Johns County's Animal Control office maintains full information on leash laws, adoption, and local pet-friendly resources.

Dog-Friendly Beaches

Vilano Beach allows leashed dogs with no fee, just north of historic St. Augustine. More broadly, leashed dogs are permitted year-round on St. Johns County beaches — a countywide policy that makes this one of the more consistently pet-welcoming coastal areas in Florida. The St. Johns County Ocean Pier Park in St. Augustine is also dog-friendly, with a splash pad, weekly summer concerts, and a Wednesday farmers market — a genuinely good spot for a dog-and-owner outing.

Dog-Friendly New Construction Communities

This is a real and growing trend worth knowing if you're house-hunting with a dog in mind: several St. Johns County communities are building dedicated dog amenities directly into their master plans.

Esplanade at Pinewalk — a new gated resort community coming to St. Johns, FL, with roughly 1,300 homes split between a 55+ section and an all-ages neighborhood, is planning an extensive Amenity Campus by Taylor Morrison that includes a dedicated Bark Park alongside swimming, fitness, pickleball, and tennis.

WaterSong at RiverTown, the 55+ section of RiverTown, includes a dog park as a standard community amenity alongside its clubhouse, resort pool, and access to the broader RiverClub and RiverHouse facilities.

Rescue and Veterinary Resources

St. Johns County is home to several established no-kill (limited admission) rescue organizations, including Wags & Whiskers Pet Rescue and SAFE Pet Rescue, both active in adoption, rescue, and community pet welfare work. The county's Animal Control site is the best starting point for adoption listings, leash law specifics, and general pet ownership resources.

What to Know Before You Relocate Your Pet

Moving a dog across state lines involves a few practical steps worth planning ahead of time — especially coming from a colder Northeast climate to Florida's year-round warmth and humidity.

The Bottom Line

St. Johns County genuinely earns its reputation as a dog-friendly place to live — year-round leashed beach access, a strong network of well-maintained dog parks across every major area of the county, and a growing number of new communities building dog parks directly into their amenity plans. For relocating families whose dog is very much part of the decision, this county checks the boxes.

House Hunting With a Dog in the Picture?

I can help you find a community with the right dog park access, pet policies, and proximity to green space for your specific pet's needs.

Call or text Gail DeMarco: 904-640-8000
St. Johns County Relocation Specialist
Serving Nocatee, RiverTown, Ponte Vedra Beach, St. Augustine, and all of St. Johns County, FL

Park, community, and amenity details reflect 2026 sources current as of publication. Always verify current hours, rules, and community-specific pet policies directly before visiting or purchasing.

Between the Intracoastal Waterway, the San Sebastian and St. Johns Rivers, Matanzas Bay, and direct Atlantic access through the St. Augustine Inlet, this county offers some of the most genuinely boat-friendly geography in Northeast Florida.

For buyers considering the lifestyle, here's the real data on marinas, slip costs, and what it actually costs to own a boat here.

Downtown convenience comes at a price: St. Augustine Municipal Marina, right at the Bridge of Lions, runs the highest per-foot rate of the group — but puts you steps from downtown shops and restaurants. English Landing and Oyster Creek deliver real value on the San Sebastian River, still just minutes from downtown by boat.

Deeded Boat Slip Ownership: A Real Alternative to Renting

Some waterfront communities offer boat slips as a deeded, purchasable asset rather than a monthly rental. The Villages of Vilano's private 34-slip marina is a good example — a 35-foot slip with power and water on a concrete floating dock recently sold for $62,500, giving the owner permanent, deeded access rather than a recurring monthly bill.

Communities offering this model typically bundle it into their HOA structure — Villages of Vilano's combined community association and amenity fee runs around $374/month, covering the marina alongside a beach walkover, indoor heated pool, tennis, bocce, basketball, racquetball, and a 24-hour staffed gate.

Fuel and Ongoing Costs

As of August 2026, fuel at St. Augustine Municipal Marina runs $5.99/gallon for gasoline and $6.65/gallon for diesel — worth factoring into your regular budget if you're a frequent boater rather than an occasional weekend user.

Owning a deeded slip instead of renting eliminates the monthly slip line item entirely after the upfront purchase — a real consideration for buyers who plan to keep a boat here for years rather than a season or two.

Waterfront and Boating-Friendly Communities

If boating access is a priority in your home search, a few St. Johns County communities stand out specifically for water access:

• RiverTown: Direct St. Johns River access, kayak and paddleboard launches, close to boat storage options
• Villages of Vilano: Private deeded marina, Intracoastal access, 1.5 miles from the St. Augustine Inlet to open ocean
• Beacon Lake: 43 acre lake with kayak and paddleboard launch, ideal for non motorized water recreation
• Downtown St. Augustine / San Sebastian corridor: Walking distance to multiple marinas listed above

Who This Lifestyle Fits

Boating ownership makes strong sense if: you plan to use the water regularly enough to justify the monthly carrying cost, you want direct or near-direct access to the Intracoastal and Atlantic through the St. Augustine Inlet, or you're drawn to a deeded slip as a long-term asset rather than a recurring rental.

A community with lake or river access (without full marina costs) may fit better if: you want kayaking, paddleboarding, and occasional water recreation without the ongoing cost of slip rental, insurance, and maintenance that comes with full boat ownership.

The Bottom Line

St. Johns County offers genuine, varied boating access — from downtown municipal marinas to deeded slip communities to river-access neighborhoods built around the lifestyle. Realistic monthly costs for a mid-size boat run roughly $860–$1,925 depending on slip type, insurance, and usage — a real number worth budgeting into your overall cost of living if the boating lifestyle is part of why you're considering this county.

Looking for a Waterfront or Boat-Access Home?

I can help you find a home near the marina or water access that fits your boating plans, whether that's RiverTown's river frontage, Vilano's deeded slips, or simple proximity to the county's marina corridor.

Call or text Gail DeMarco: 904-640-8000
St. Johns County Relocation Specialist
Serving RiverTown, Villages of Vilano, Beacon Lake, St. Augustine, and all of St. Johns County, FL

Marina rates, slip prices, and fuel costs reflect 2026 estimates from marina operators and public listings current as of publication. Prices change seasonally and by vessel size — always confirm current rates directly with the marina before making arrangements.

"Should we just buy land and build exactly what we want?" comes up regularly with buyers who've toured enough production floor plans to want something more personal.

The honest answer requires real numbers — because custom building in St. Johns County costs meaningfully more than most buyers initially assume. Here's the data.

The County-Specific Numbers

Building a single-family home in St. Johns County typically runs $252–$336 per square foot for mid-range construction — meaning a 2,400-square-foot home costs roughly $605,000–$805,000 in hard construction costs alone, before land, soft costs, and contingency.

For context, this runs above Florida's broader statewide range of $150–$350 per square foot — a real premium tied to St. Johns County's land values and its coastal-adjacent hurricane building code requirements, which apply throughout the county regardless of exact distance from the water.

What "Hard Costs" Actually Means — And What It Doesn't Include

That $605,000–$805,000 figure covers construction only. Your true total budget needs to add several more categories:

A realistic all-in budget for a 2,400-square-foot custom home on your own lot in St. Johns County — construction, land, soft costs, and a reasonable contingency — typically lands well north of $700,000–$1,000,000+, depending heavily on the lot you choose and your finish level.

Zoning and Lot Requirements Worth Knowing Before You Buy Land

Never assume a vacant lot is automatically buildable to your vision — always run a parcel-specific feasibility check confirming zoning, setbacks, utility access, and flood zone status before you commit to purchasing raw land.

The ADU Option

If you're considering adding a detached accessory dwelling unit — for aging parents, adult children, or rental income — expect $294–$441 per square foot, meaning an 800-square-foot unit runs roughly $235,000–$353,000 all-in. This runs higher per square foot than the main home because smaller structures carry proportionally higher fixed costs for kitchens, bathrooms, and utility connections.

Custom Build vs. Buying: The Honest Comparison

This is the number every buyer considering land and custom building needs to see clearly.

Building custom is genuinely more expensive than buying an existing or production-built home of comparable size — often by $150,000–$400,000 or more once every cost category is included. That premium buys you complete control over layout, finishes, and lot, but it should be a deliberate choice, not a surprise you discover mid-project.

Who Custom Building Genuinely Makes Sense For

Custom building is worth it if: you have a specific lot — waterfront, acreage, or a unique location — that production builders don't offer; you want full control over layout and finishes that no floor plan catalog provides; or your budget comfortably absorbs the premium over buying comparable existing inventory.

Buying (resale or production new construction) makes more sense if: budget efficiency matters more than full customization, you want a faster, more predictable timeline, or the communities and floor plans already available in St. Johns County largely fit what you're looking for.

The Bottom Line

Custom building in St. Johns County in 2026 runs $252–$336 per square foot for mid-range construction, and $630+ for luxury finishes — before land, permits, soft costs, and contingency are added. A realistic all-in budget for a 2,400-square-foot custom home typically exceeds $700,000, meaningfully above the county's $490,000–$513,000 resale median.

For the right lot and the right vision, that premium is worth it. For buyers who simply want more space or better finishes without a from-scratch process, the county's extensive new-construction communities often deliver 80% of what custom building offers at a fraction of the cost and timeline.

Considering Land or a Custom Build?

I can help you evaluate specific parcels for feasibility, connect you with reputable local custom builders, and run the real numbers against comparable existing inventory before you commit.

Call or text Gail DeMarco: 904-640-8000
St. Johns County Relocation Specialist
Serving Nocatee, SilverLeaf, RiverTown, and all of St. Johns County, FL

Construction cost figures reflect 2026 estimates from Buildora IQ, NAHB, and regional building cost sources current as of publication. Actual costs vary significantly by lot, design, builder, and finish level — always obtain project-specific bids before budgeting a custom build.

Both sit in St. Johns County. Both are gated, 55+, and genuinely amenity-rich. But they represent two very different philosophies about what makes a great retirement community.

Here's the honest, side-by-side comparison.

The Basics

As one Northeast Florida 55+ research guide puts it plainly: Stillwater's bundled model is "great value if you golf and want zero yard work; an unnecessary cost if you do not play." Del Webb Saint Johns takes the opposite approach — a lower base HOA that gives you resort amenities without a golf premium baked in, but you'd need to join an outside club if golf is part of your retirement plan.

Golf: The Defining Difference

Stillwater's golf course is genuinely the community's identity. Designed by Bobby Weed — the same architect behind courses at Ponte Vedra Inn & Club and several other nationally recognized designs — it was recognized by Sports Illustrated as one of the most innovative course designs built in recent years, and it's the first new golf course built in Northeast Florida in over a decade. The course offers flexible 3-, 6-, 9-, 12-, and 15-hole loop options alongside traditional rounds, plus a fully lit driving range with TopTracer technology. Golf membership comes complimentary for residents as part of the community fee structure.

Del Webb Saint Johns does not include an on-site golf course. Residents who golf regularly typically join a nearby club separately — meaning no bundled golf cost, but also no course at your doorstep.

Amenities Beyond Golf

Location and Commute

Both communities sit within a similar radius of the county's major destinations — roughly 20–25 minutes to Jacksonville, Mayo Clinic, and St. Johns Town Center, and about 25–30 minutes to historic St. Augustine. Neither holds a meaningful commute advantage over the other; the choice comes down to community and cost structure, not location.

The Long-Term Tax Consideration (Applies to Both)

Regardless of which community you choose, Florida's Save Our Homes cap is worth understanding upfront: it limits your assessed value increase to 3% per year (or the Consumer Price Index, whichever is lower) once you've filed your Homestead Exemption. In year one, you pay tax on close to market value — but by year ten, if home values have risen 30–40%, your assessed value can sit 20–30% below market, producing real, compounding savings the longer you stay. This cap applies equally at Stillwater and Del Webb Saint Johns, since both sit within St. Johns County.

Side-by-Side Summary

Who Should Choose Each

Choose Stillwater if: golf is a genuine, regular part of your retirement vision, you want zero-yard-work bundled maintenance, and you're comfortable paying a higher monthly fee in exchange for a nationally recognized course at your doorstep.

Choose Del Webb Saint Johns if: you want the lowest possible monthly carrying cost among comparable communities, golf isn't a priority or you'd rather join a club separately on your own terms, and you want a larger, dedicated non-golf amenity center as your community's centerpiece.

The Bottom Line

These two communities aren't really competing for the same buyer — they're built around two different visions of 55+ living. Stillwater bundles a genuinely excellent golf course and zero-maintenance lifestyle into a higher monthly fee. Del Webb Saint Johns delivers strong resort amenities at a meaningfully lower carrying cost, without golf built in.

The right answer isn't about which community is "better" — it's about whether you'll actually use that golf course often enough to justify paying for it every month, whether you play or not.

Want to Tour Both and Compare in Person?

I can walk you through current listings, real HOA and CDD documentation, and help you run the true all-in monthly cost for either community based on your specific lifestyle.

Call or text Gail DeMarco: 904-640-8000
St. Johns County 55+ Community Specialist
Serving Stillwater, Del Webb Saint Johns, Sweetwater at Nocatee, and all of St. Johns County, FL

Pricing, HOA, and CDD figures reflect 2026 estimates from realMLS, community developer sources, and local brokerage data current as of publication. Fees and inventory change frequently — always verify current figures directly with the HOA before making an offer.