If you are relocating to St. Johns County from New York, New Jersey, or California, one of the first questions you will face is this: should you buy a brand-new home from a builder or go with an existing resale property?

The honest answer? Both are strong options in this market. But they are not the same experience, and the right choice depends entirely on your timeline, your lifestyle goals, and what you are willing to trade off.

I have helped hundreds of relocating buyers navigate this exact decision in St. Johns County and Northeast Florida. I have sold 17 new construction homes in a single community in a 12-month period, and I also help buyers find exceptional resale value in established neighborhoods. I have seen both sides at a high level, and I want to give you the real breakdown, not the polished version.

What Is the Core Difference Between New Construction and Resale in St. Johns County?

New construction in St. Johns County means purchasing directly from a builder in a planned community, either choosing a home that is already under construction (called a spec or inventory home) or signing a contract to build from the ground up. Resale means purchasing a home from a private seller who has already lived there.

In St. Johns County specifically, new construction communities dominate the landscape. Communities like RiverTown, Nocatee, SilverLeaf, Shearwater, and Grand Creek North are continuously adding new phases. Builders like Pulte, Mattamy, Toll Brothers, Lennar, and Dream Finders are active across the county, and several have dedicated 55+ sections within master-planned neighborhoods.

That means this market is not like some others where resale is the only practical path. You genuinely have a choice here, and it is a meaningful one.

Builder Incentives in St. Johns County: What Buyers Are Actually Receiving Right Now

Builder incentives are one of the most misunderstood parts of buying new construction. When you hear that a builder is offering incentives, it is important to understand what that actually means in practice.

Common incentive structures from major St. Johns County builders include:

  • Interest rate buydowns funded by the builder's preferred lender, typically 1 to 2 percentage points below market for the first year or two (and sometimes for the life of the loan on select communities)

  • Closing cost assistance ranging from $5,000 to $20,000 or more depending on the community and price point

  • Design center credits that allow you to apply a dollar amount toward upgrades like flooring, cabinetry, countertops, and appliances
  • Lot premiums waived on select inventory homes builders want to move quickly
  • Free or discounted options packages on spec homes that are near or at completion

The catch that most buyers do not fully anticipate: builder incentives are almost always tied to using the builder's preferred lender. If you step outside that lender, the incentive package often disappears or shrinks significantly. This does not mean you should automatically use the builder's lender, but you need to run the numbers carefully and understand what you are giving up if you go elsewhere.

In contrast, when you purchase a resale home, your incentive comes in the form of price negotiation, seller-paid closing costs, and the potential to purchase in a location or on a lot that is simply no longer available in new construction.

Wait Times: How Long Does New Construction Actually Take in St. Johns County?

This is one of the most important practical realities for relocating buyers, especially those who are renting temporarily, selling a home up north, or working against a school-year deadline.

Spec and inventory homes: These are already under construction or completed. Wait times range from 30 to 90 days, similar to a resale purchase. This is the fastest path to new construction ownership.

Early-build contracts (dirt lots): If you are picking a lot before construction begins and customizing your floor plan, you are typically looking at 8 to 14 months from contract to closing. Supply chain conditions have stabilized significantly since the delays of 2021 to 2022, but 10 to 12 months is still a realistic planning window for most build-from-scratch contracts.

55+ communities specifically: Some 55+ communities in St. Johns County have moved to a more inventory-based model as their communities mature, meaning wait times are shorter. Del Webb at The Landings, for example, has reached a point where inventory and near-completion homes are increasingly available alongside build-to-order opportunities. That is not always the case in newer, earlier-phase 55+ communities.

For relocating buyers who cannot wait a year, I generally recommend a two-track approach: actively tour both spec homes and well-priced resale properties simultaneously, rather than locking yourself into one category and waiting.

Customization Options: How Much Control Do You Actually Have?

This is where buyers from the Northeast often have the highest expectations and sometimes the greatest disappointment.

What you can typically customize in new construction:

  • Structural options (bonus rooms, extra bedrooms, extended lanais, garage configurations) if chosen early in the build process
  • Flooring, tile, cabinetry style and color, countertop material, and fixture packages at the design center
  • Paint colors (though often from a limited palette)
  • Some electrical and plumbing rough-in locations

What you often cannot change:

  • Exterior color and architectural style (most communities have approved palettes and design review boards)
  • Lot position or orientation once the contract is signed
  • Structural changes after framing has begun
  • Anything outside the builder's option list without a custom change order, which adds cost and time

The design center experience is exciting for most buyers, but it is easy to overspend there. Options that seem affordable individually add up fast. A $4,000 flooring upgrade here, a $6,000 kitchen package there, and $3,500 in lighting changes, and you have added $13,500 to your purchase price before you have even looked at the outdoor living upgrades. I walk every new construction buyer through this process with a clear budget in mind before they sit down at the design center.

With resale homes, you are working with what exists. The kitchen is the kitchen. If you want to renovate, that cost comes out of your pocket after closing, and it is rarely reflected dollar-for-dollar in the resale price. However, resale homes in established communities often already have the mature landscaping, finished outdoor spaces, and upgraded features that new construction buyers spend years adding.

Resale Value Trajectories: Which Holds Its Value Better?

St. Johns County has been one of the fastest-appreciating counties in Florida over the past decade, and both new construction and resale have benefited from that growth. But there are meaningful differences in how each performs.

New construction appreciation: Homes purchased in the early phases of a master-planned community in St. Johns County have shown strong appreciation as the community fills in and infrastructure (retail, schools, amenities) develops around them. Buyers who purchased in RiverTown, Nocatee, and Shearwater in earlier phases have seen significant equity gains as those communities matured.

The early-buyer caution: In a community that is still actively selling new homes, you are competing with the builder's own inventory when you go to sell. Builders can offer incentives and rate buydowns that you as an individual seller cannot. This can put downward pressure on your resale price if you need to sell before the community is fully built out.

Resale home trajectories: Well-maintained resale homes in established St. Johns County neighborhoods have benefited from strong demand, particularly from out-of-state buyers who want a move-in-ready home in a proven location with mature trees and established schools. The closer a resale home is to top-rated schools, the more stable its value tends to be.

St. Johns County as a whole: St. Johns County consistently ranks among the top counties in Florida for median household income, school quality, and quality of life metrics. That structural demand supports property values across both new construction and resale over the long term.

The 55+ New Construction Advantage: What Retiring Buyers Should Know

If you are 55 or older and relocating to St. Johns County, the new construction conversation looks very different from the general market, and it deserves its own section.

There is no dominant competitor in the 55+ space in this county doing what the best active adult communities are doing. The lifestyle infrastructure in the top 55+ communities here is genuinely exceptional, and I have yet to find resale properties that replicate it.

Del Webb at The Landings (Del Webb Saint Johns) This is Pulte's flagship 55+ community in St. Johns County and one I know deeply. Pricing runs from the mid $400,000s to over $840,000 depending on the floor plan and lot. The HOA runs approximately $150 per month, which is quite reasonable given the amenities. There are 800 homes planned in total. The resort-style amenity center, pickleball courts, pools, and social programming are significant draws, and the community is positioned in one of the strongest school corridors in the county (which matters for resale value even in a 55+ community, because it reflects the economic strength of the surrounding area).

Del Webb at The Landings (a separate community in the Palencia corridor) This newer addition to the Del Webb brand in St. Johns County features an HOA of $298 per month, which includes internet, a notable value. With 800 homes planned, it is still in active development, which means early buyers are positioned to benefit as the community builds out.

WaterSong at RiverTown Built by Mattamy Homes within the larger RiverTown master-planned community, WaterSong is a 55+ neighborhood with strong community culture and access to RiverTown's broader amenities along the St. Johns River. HOA fees run approximately $211 per month, with annual CDD assessments between $1,769 and $2,586 depending on the lot. I have sold 17 homes in this community in a single year and know the floor plans, the lifestyle, and the resale history better than most agents in this market.

Regency at EverRange by Toll Brothers This is a premium 55+ option worth mentioning, but buyers need to understand it sits in Duval County, not St. Johns County. That means a higher property tax burden. For some buyers the price point and floor plan flexibility of Toll Brothers is worth it. For others, the tax difference (which can run thousands of dollars per year) tips the decision toward staying in St. Johns County.

Why 55+ new construction holds its value: Active adult communities carry a lifestyle premium that generic resale does not replicate. When a buyer is 55 or older and looking at St. Johns County, they are not just buying square footage. They are buying access to a community, a peer group, a calendar of activities, and an infrastructure designed specifically for this stage of life. That lifestyle demand creates pricing stability in well-run communities over time.

My Honest Take: What I Tell Every Relocating Buyer

After helping buyers navigate this decision across hundreds of transactions, here is what I consistently share:

If you are moving to St. Johns County for the lifestyle, the schools, and the long-term quality of life, both new construction and resale can get you there. The right choice comes down to your timing, your flexibility, and what you are willing to manage.

New construction makes the most sense when you can afford the wait time, you want specific structural features that do not exist in resale inventory, or you want to enter a new community at an early phase and grow your equity as it develops.

Resale makes the most sense when you need to be in the home in 60 to 90 days, when the location (specific neighborhood, proximity to a school, lot characteristics) is more important than newness, or when a well-priced resale home in a proven location offers more value per square foot than what builders are currently asking.

What I never recommend: making this decision without walking both options. I have had buyers arrive convinced they wanted new construction who ended up in a resale home after they saw what was available. I have had buyers arrive convinced they wanted a resale home who left with a build contract once they understood what the builder incentives actually added up to. Tour first. Decide after.

Questions Relocating Buyers Ask Most Often

  1. Is new construction more expensive than resale in St. Johns County right now? Not always, especially when builder incentives are factored in. The base price of a new construction home may look higher than a comparable resale, but a rate buydown that saves you 1.5 points on a $600,000 mortgage can be worth more than a $30,000 price reduction over the life of the loan. Run the real numbers with your lender before comparing sticker prices.
  2. Can I negotiate with a builder in St. Johns County? Yes, but not the same way you negotiate with a private seller. Builders rarely move significantly on base price, especially in strong communities. What they will negotiate is incentive packages: design center credits, rate buydowns, lot premium waivers, and closing cost assistance. A buyer's agent who works regularly in new construction knows which levers to pull.
  3. Do I need a buyer's agent for new construction? Yes, and it costs you nothing. The builder pays the buyer's agent commission. The onsite sales representative works for the builder, not for you. Having your own representation is one of the most important things you can do to protect yourself in a new construction transaction.
  4. What are the biggest surprises buyers face in new construction? Design center overspending, HOA and CDD fees that were not fully understood before contract, and the timeline gap between contract and closing. Plan for all three before you sign.
  5. Are 55+ communities in St. Johns County a good investment? In the right community, yes. Active adult communities with strong amenity packages, professional management, and a healthy HOA reserve fund tend to hold their value well and attract a specific, highly motivated buyer pool. I look at three things when evaluating a 55+ community for a buyer: the HOA's financial health, the quality of the amenity center, and the builder's track record for warranty service.

Ready to Compare Your Options Side by Side?

If you are relocating to St. Johns County and trying to decide between new construction and resale, I would love to walk you through what is available right now, including communities that are not widely advertised.

I am Gail DeMarco, a Broker Associate and Team Lead at eXp Realty, licensed in Florida and California. I specialize in 55+ communities, new construction, and relocation buyers coming from New York, New Jersey, and California to Northeast Florida.

Schedule a free consultation: calendly.com/gail-gaildemarco/meet-with-gail-demarco

Call or text: 904-640-8000 Email: GailSellsFL@gmail.com Website: GailDeMarco.com | movetostjohnsfl.com YouTube: @LivinginStJohnsStJohnsCountyFL