Out-of-state buyers lose money in St. Johns County by skipping questions about CDD fees, flood zones, insurance, and HOA structure, not by picking the wrong neighborhood. Ask these 10 questions before you write an offer, and you will avoid the surprises that catch most relocating buyers off guard.

1. What is the total CDD bond payment on this property, and does it ever go away?

Community Development District fees are common in master planned communities like Nocatee, RiverTown, and SilverLeaf. They typically run $1,200 to $3,500 per year on top of property taxes and fund the roads, amenities, and infrastructure inside the community. Some CDD bonds can be paid off early. Ask for the exact current balance and payoff option, not just the annual number.

2. What FEMA flood zone is this property in, and what does that mean for insurance?

Flood insurance is always separate from a standard homeowners policy in Florida. A property near the St. Johns River, the Intracoastal, or a marsh can carry a very different flood zone designation than a home two streets over. Ask your agent to pull the FEMA flood zone before you fall in love with the house, not after you are under contract.

3. What should I actually budget for homeowners insurance here?

Florida insurance costs vary sharply by roof age, construction year, wind mitigation features, and distance to water. A reasonable planning range for St. Johns County runs from roughly $2,000 to $6,500 or more per year depending on the property. Get a real quote during your inspection period, not a guess.

4. Does this community have an HOA, and what does it actually control?

Master planned and gated communities can carry HOA dues anywhere from a few hundred dollars to several thousand dollars a year depending on amenities. More important than the dollar amount is what the HOA controls: architectural review, rental restrictions, and fines. Ask for the HOA documents and read the rental policy specifically if this will ever be an investment property.

5. Which elementary, middle, and high school does this specific address feed into, right now?

School zones in St. Johns County shift as new schools open. A home that feeds a specific high school today can be rezoned when the next school opens nearby. Never rely on an old map or a listing description. Ask your agent to confirm the current zone for the exact address, not the neighborhood in general.

6. Is this a Save Our Homes reset situation, and what will my first year of property taxes actually look like?

Florida's Save Our Homes cap limits how much a seller's assessed value can rise each year. That cap resets when you buy. Your first year property tax bill as the new owner is often meaningfully higher than the number showing on the current listing. Ask your agent to run the actual first year estimate, not the seller's current bill.

7. What is the age and condition of the roof and AC system?

Florida roofs face hurricane wind exposure and typically last 15 to 20 years for shingle roofs. AC systems run nearly year round and often need replacement in 10 to 15 years. Both affect your insurance options and your near term budget. Ask for the age of each before you get too far into the process.

8. Are you licensed in the state I am relocating from, and do you understand my timeline as an out-of-state buyer?

Buying sight unseen, coordinating a remote closing, and timing a purchase around a job relocation or a home sale in another state all require a different level of coordination. Ask your agent directly how many out-of-state or relocation buyers they have closed, not just how many transactions total.

9. What is the actual commute and drive time to where I will work or spend most of my time?

Northeast Florida distances look small on a map and feel large in daily traffic, especially crossing between St. Johns County and downtown Jacksonville. Ask your agent to walk the real drive time at actual commute hours, not the number a map app gives you at 11am on a Sunday.

10. What will my full monthly carrying cost be, all in?

This is the single most important question and the one most buyers never ask clearly enough. Principal, interest, property tax, homeowners insurance, flood insurance if required, HOA, and CDD all need to be added together before you commit. Ask your agent for a written, all in monthly number for any home you are seriously considering, not just the mortgage payment.

Why This List Exists

I've built my entire practice around relocating buyers from New Jersey, New York, Connecticut, and Massachusetts — which means every one of these ten questions has a clear, confident answer when you ask me. That's not luck. It's the result of doing this exact transaction, repeatedly, for buyers exactly like you.

Ready to Ask These Questions Yourself?

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

This article is for general informational purposes only. Always work with a licensed Florida real estate professional.