If you're considering moving to St. Johns County, Florida, one of the biggest questions is simple:

"How much does it really cost to live here?"

The answer depends heavily on your housing choice, family size, insurance costs, transportation, and lifestyle.

St. Johns County isn't one of Florida's bargain-priced areas, but many buyers are attracted by its quality of life, strong communities, beaches, schools, and access to Jacksonville and St. Augustine.

Here's a realistic look at the numbers for 2026.

What Does It Cost to Live in St. Johns County?

The MIT Living Wage Calculator, updated February 2026, estimates that a single adult in St. Johns County needs approximately $53,826 in annual income before taxes to cover basic living expenses.

For a household with two adults and two children, with both adults working, MIT estimates approximately $127,012 in annual pre-tax income to cover basic needs.

These are basic-needs estimates—not luxury budgets. Your actual costs can be much higher depending on the home you choose and your lifestyle.

What Are the Biggest Expenses?

For a single adult, MIT's 2026 St. Johns County estimates include approximately:

MIT's estimated annual basic expenses total about $45,707 after taxes, before accounting for taxes needed to reach that income.

Housing Is the Biggest Variable

This is where your St. Johns County budget can change dramatically.

As of May 2026, Redfin reported a countywide median home sale price of approximately $513,460, with homes selling in a median of 64 days.

But the county includes everything from more affordable inland neighborhoods to higher-priced areas near Nocatee, Ponte Vedra Beach, and St. Augustine.

Your monthly housing cost may include:

• Mortgage principal and interest
• Property taxes
• Homeowners insurance
• HOA fees
• CDD fees, where applicable
• Flood insurance, if needed
• Maintenance and repairs

This is why two households earning the same income can have completely different monthly budgets.

Sample 2026 Monthly Budgets

These aren't official cost-of-living averages. They're simple planning examples based on the major expense categories identified by MIT and typical homeownership expenses that buyers should consider.

Couple With No Children

A couple can benefit from sharing housing and some household expenses, but transportation, healthcare, insurance, and lifestyle choices can still add up quickly.

A reasonable starting point is approximately $4,500–$5,500+ per month, depending heavily on housing costs.

Family With Two Children

For a family of four, MIT's 2026 model estimates $127,012 in annual pre-tax income for two working adults to cover basic needs. Childcare is a major variable: MIT estimates about $28,680 per year for two children in its St. Johns County model.

Families who don't have childcare expenses may therefore have a significantly different budget.

What Makes St. Johns County More Expensive?

For relocating buyers, there are several costs worth planning for:

Housing

The county's median sale price was about $513,000 in May 2026, although prices vary substantially by community.

Homeowners Insurance

Florida insurance can be considerably higher than what many Northeast buyers are accustomed to paying. Get an insurance quote before you commit to a property.

Transportation

St. Johns County is primarily car-oriented, so most households should budget for vehicle payments, fuel, insurance, maintenance, and registration.

HOA & CDD Fees

Many master-planned communities have HOA fees, and some neighborhoods also have CDD assessments. These costs can differ significantly even between nearby communities.

One Major Florida Financial Advantage

Florida has no individual state income tax, which can be particularly meaningful for households relocating from states such as New York, New Jersey, or Connecticut.

But don't make the mistake of assuming "no state income tax" automatically means everything is cheaper.

Housing, insurance, transportation, and other expenses still matter.

The better question is: What will my total monthly cost of living look like after I move?

So, How Much Do You Need?

A simple starting point for 2026 planning:

These numbers are useful benchmarks—but they aren't a recommended income level for buying a home in St. Johns County. A household purchasing a $500,000+ home will need to build a much more personalized budget around its mortgage, down payment, taxes, insurance, HOA/CDD fees, and other expenses.

The Bottom Line

The real cost of living in St. Johns County depends less on the county itself and more on the lifestyle and home you choose.

For 2026, the numbers show that St. Johns County is not necessarily a low-cost destination—but it can offer a compelling combination of Florida's tax structure, strong communities, outdoor lifestyle, beaches, and access to Jacksonville and St. Augustine.

If you're relocating from the Northeast, don't compare home prices alone.

Compare your total monthly cost of living—housing, insurance, taxes, transportation, utilities, and everyday expenses.

That's where you'll see whether the move actually makes financial sense for you.

Thinking About Moving to St. Johns County?

Call or text Gail DeMarco at 904-640-8000 for help comparing neighborhoods, home prices, HOA/CDD costs, insurance considerations, and the overall cost of living in communities throughout St. Johns County.

Data note: MIT Living Wage figures were updated February 15, 2026. Housing market figures reflect May 2026 data reported by Redfin. Sample budgets are illustrative planning examples and are not quotes or guarantees. Actual costs vary based on household size, property, insurance, taxes, lifestyle, and other individual circumstances.

If you're moving to St. Johns County, three communities are likely to come up again and again: Nocatee, SilverLeaf, and RiverTown.

All three offer new construction, resort-style amenities, parks, trails, and a strong suburban lifestyle. But they have very different personalities.

So which one is right for you?

The answer depends on what matters most: beach access, budget, amenities, location, or a riverfront lifestyle.

Nocatee: Best for Convenience & Coastal Living

Nocatee is located in Ponte Vedra and is known for combining residential neighborhoods with shopping, dining, schools, parks, recreation, and community amenities.

Residents have access to attractions including Nocatee Splash Water Park, pools, parks, trails, dog parks, and the Nocatee Town Center.

Nocatee may be right for you if:

✔ Being closer to the beach is important

✔ You want shopping and restaurants nearby

✔ You enjoy an active community calendar

✔ You want lots of neighborhood choices

✔ You like the idea of golf-cart-friendly living

The trade-off: Homes can command a higher price, and buyers need to evaluate HOA and CDD costs on a neighborhood-by-neighborhood basis.

SilverLeaf: Best for Value & New-Growth Energy

SilverLeaf is one of the largest master-planned communities in St. Johns County, spanning approximately 11,000 acres with more than 4,350 acres of conservation land.

One major financial difference: SilverLeaf currently advertises no CDD fees. The community also offers more than 50 miles of sidewalks and cart paths, neighborhood parks, pools, pickleball, sports fields, and other amenities.

SilverLeaf may be right for you if:

✔ Avoiding a CDD is a priority

✔ You want newer construction

✔ You want more home-for-your-money options

✔ Parks, trails, and recreation matter

✔ You don't mind being farther inland from the beach

SilverLeaf is also continuing to grow. St. Johns County is currently building a new SilverLeaf Sportsplex, expected to open in early 2027.

RiverTown: Best for a Riverfront Lifestyle

RiverTown offers something the other two communities don't emphasize in quite the same way: life along the St. Johns River.

The community features riverfront trails, nature preserves, parks, sports courts, dog parks, fitness facilities, and resort-style pools. Residents can also enjoy kayaking and other outdoor activities along the river.

RiverTown may be right for you if:

✔ You love being around water and nature

✔ Boating, kayaking, or fishing appeals to you

✔ You want extensive trails and outdoor recreation

✔ You prefer a more relaxed, river-oriented setting

✔ You want a community designed for both families and active adults

The trade-off: RiverTown is farther inland, so beach trips generally require more driving than from Nocatee.

Which Community Fits Your Lifestyle?

St. Johns County's overall housing market remains active in 2026. Redfin reported a $513,460 median sale price for the county in May 2026, with homes taking a median of 64 days to sell. That means buyers have opportunities to compare communities rather than choosing based solely on availability.

The Bottom Line

There isn't one winner for everyone.

Choose Nocatee if convenience, beach access, shopping, dining, and a highly amenitized lifestyle are your priorities.

Choose SilverLeaf if value, new construction, recreation, and avoiding CDD fees are high on your list.

Choose RiverTown if you want trails, nature, and a lifestyle centered around the St. Johns River.

The best way to decide is to visit all three before you buy. Drive through the neighborhoods, visit the amenities, check the commute, and compare the total monthly cost—not just the home's list price.

Thinking About Moving to St. Johns County?

Call or text Gail DeMarco at 904-640-8000 for help comparing Nocatee, SilverLeaf, RiverTown, and other St. Johns County communities based on your budget, lifestyle, and long-term goals.

Community fees, amenities, available homes, and market conditions change frequently. Verify current pricing, HOA/CDD fees, taxes, and builder incentives for the specific property before making a purchase.

If you're thinking about buying or selling a home in one of St. Johns County's 55+ communities, you may be wondering:

Is 2026 a good time to make a move?

The short answer is yes—but today's market is much more balanced than it was a few years ago. Buyers have more options, and sellers who price their homes correctly are still seeing strong interest.

Here's what both buyers and sellers should know.

What's Driving the Market?

Florida continues to be one of the country's top retirement destinations. According to the National Association of Realtors (NAR), adults aged 60 to 78 now represent the largest share of home buyers nationwide, with many relocating to states like Florida for the warm climate, tax advantages, and active lifestyle.

That demand continues to support St. Johns County's 55+ housing market.

Buyers: You Have More Choices

Inventory has improved compared to the fast-paced market of 2021 and 2022.

Today's buyers can expect:

• More resale homes to choose from
• Less competition than during the pandemic housing boom
• More opportunities to negotiate on price, repairs, or closing costs
• More time to compare communities before making a decision

Popular 55+ communities include:

• Del Webb Saint Johns
• Sweetwater at Nocatee
• WaterSong at RiverTown
• Regency at Evermore

Each community offers a unique mix of amenities, home styles, and price points.

Sellers: Well-Priced Homes Still Stand Out

While buyers have more options, move-in-ready homes continue to attract attention.

Homes that typically sell faster include those with:

✔ Updated kitchens and bathrooms

✔ Newer roofs and HVAC systems

✔ Fresh paint and modern flooring

✔ Well-maintained landscaping

✔ Competitive pricing based on current market conditions

Professional photography and strong online marketing are also more important than ever.

Quick Tips for 2026

If You're Buying

✔ Compare resale and new construction homes.

✔ Review HOA and CDD fees before making an offer.

✔ Don't overlook well-maintained older homes—they may offer excellent value.

If You're Selling

✔ Price your home based on today's market—not yesterday's.

✔ Complete minor repairs before listing.

✔ Highlight community amenities that appeal to active adult buyers.

The Bottom Line

The 2026 resale market for 55+ homes in St. Johns County is healthy and balanced.

Buyers have more inventory and negotiating power than they did a few years ago, while sellers continue to benefit from steady demand as more retirees choose Northeast Florida for its lifestyle, lower taxes, and year-round outdoor living.

Whether you're buying your next home or preparing to sell, working with a local expert who understands the unique 55+ market can help you make the most of today's opportunities.

Thinking About Buying or Selling in a 55+ Community?

Call or text Gail DeMarco at 904-640-8000 for expert guidance on Del Webb Saint Johns, Sweetwater at Nocatee, WaterSong at RiverTown, Regency at Evermore, and other active adult communities throughout St. Johns County, Florida.

Every relocation blog tells you the good stuff. Fewer tell you the whole picture.

After helping hundreds of families move here from New Jersey, New York, and Connecticut, I've heard the honest feedback — not just at closing, but a year or two later, once the excitement wears off and daily life sets in. Here's the real list: the genuine pros, the honest cons, and the things longtime locals wish someone had told them before they signed.

The Pros

1. The #1 school district in Florida — and it's not close

St. Johns County has held the #1 ranking among Florida's 67 counties for schools for multiple consecutive years, with roughly 95% of schools rated A or B and graduation rates above 94%. For families relocating from strong Northeast districts, this is consistently the deciding factor.

2. No state income tax — permanently

Florida has no state income tax on wages, pensions, Social Security, or investment income. For a household earning $150,000, that's often $6,000–$11,000 back in your pocket every single year compared to New Jersey or New York.

3. Property taxes well below the national average

At an effective rate around 0.86%, a $600,000 home here runs roughly $5,000–$5,500 a year in property taxes after the Homestead Exemption — often $7,000–$9,000 less than a comparable home in Bergen County, NJ or Westchester County, NY.

4. Newer, better-planned infrastructure

Much of the county's growth happened in the last two decades, meaning roads, utilities, and community design were built to modern standards rather than retrofitted. Master-planned communities like Nocatee, RiverTown, and Palencia come with resort pools, trails, and town centers built in from day one.

5. A genuinely mild winter

Highs in the low-to-mid 60s from December through February mean golf, beach walks, and outdoor living continue nearly year-round — one of the biggest quality-of-life shifts Northeast transplants describe.

6. Real proximity to healthcare, culture, and the coast

Mayo Clinic Jacksonville and Baptist Medical Center are both within 30 minutes of most communities. Historic St. Augustine, Ponte Vedra Beach, and Jacksonville's arts and dining scene are all a short drive away.

The Cons

1. Summer humidity is real

May through September brings genuine heat and humidity — outdoor activities shift to early morning or evening, and air conditioning runs constantly. Most people adapt within their first summer, but it's a real adjustment, not a myth.

2. Home insurance costs more than you're used to

Florida's insurance market is more expensive than the Northeast due to hurricane risk. Expect $2,800–$5,500+ a year depending on the home's age and construction — often $1,000–$3,000 more than you paid up north.

3. CDD fees are a new concept for most out-of-state buyers

Many master-planned communities carry an annual Community Development District fee on top of HOA dues — typically $1,200–$3,000 a year, appearing on your property tax bill rather than as a monthly charge. It funds the infrastructure that built the amenities you're moving here for, but it catches people off guard if nobody explains it in advance.

4. Traffic on US-1 and CR-210 during peak hours

The county's rapid growth has outpaced some of its road capacity, particularly around Nocatee's main corridors during morning and evening commutes. Ongoing road expansions are helping, but it's a real daily consideration if you commute to Jacksonville.

5. No basements — and that changes how you store things

Florida's high water table means basements essentially don't exist here. Garage space, attic access, and closet planning matter more than people expect when they're used to basement storage up north.

6. Hurricane season requires actual preparation

June through November means keeping supplies on hand and paying attention to storm tracking. Direct hits on St. Johns County specifically are historically rare, but the preparation itself — generators, supplies, insurance review — is a seasonal reality that doesn't exist in the Northeast.

The Bottom Line

St. Johns County earns its reputation — but it's not a place without trade-offs, and anyone who tells you otherwise isn't giving you the full picture. The financial and lifestyle upside is real and substantial for most relocating families. The adjustments — humidity, insurance costs, CDD fees, hurricane prep — are manageable, but they're genuine, and knowing about them in advance makes the transition smoother than being surprised by them after closing.

Want the Full, Honest Picture for Your Situation?

I'd rather tell you everything now than have you discover it after you've already moved. Let's talk through what actually applies to your specific budget, timeline, and priorities.

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 reflects general market conditions and patterns shared by relocated clients as of 2025–2026. Individual experiences vary. For informational purposes only.

"What can I actually afford in St. Johns County?" is one of the first questions every relocating buyer asks me.

The honest answer: more than most people expect — but the range is wide. The county's median home price sits at $513,000 as of spring 2026, up 2.7% year over year, with homes typically selling in 64 days. Overall, more than 3,000 homes are actively listed across the county, spanning from around $105,000 to well over $20 million — which tells you this county genuinely has options at every level. 

Here's a real, budget-organized breakdown of where to look.

Budget Tier 1: Entry-Level ($240,000–$450,000)

This is the most accessible entry point into one of Florida's top-ranked school districts — and it surprises a lot of buyers who assumed St. Johns County was out of reach.

The most accessible new construction communities cluster around Cordova Palms, Cordera Townhomes, Trailmark, Flagler Estates, Brook Forest, and Silver Falls, with pricing starting in the $240s and typically reaching into the mid-$500s — a median around the low-$400s. 

Homes in this tier range from 2 to 5 bedrooms, with townhomes making up a large share of inventory at the lower end, and builder packages commonly include smart home features, quartz countertops, and stainless appliances.

Best for: First-time buyers, young families, and anyone who wants St. Johns County schools without the premium price tag of the county's more established master-planned communities.

Budget Tier 2: Mid-Range ($450,000–$650,000)

This is where the bulk of St. Johns County's inventory sits — and where most relocating families from the Northeast end up landing.

Murabella has 16 active listings averaging $577,419, ranging from $439,900 to $715,000, and has maintained a steady 10% annual turnover rate since the community began in 2005 — a sign of long-term stability.

Best for: Families who want a full master-planned lifestyle — pools, trails, community events — without stretching into Nocatee or Ponte Vedra Beach pricing.

Budget Tier 3: Upper-Mid ($650,000–$900,000)

This tier is where St. Johns County's most recognized master-planned communities live — the names most relocating buyers have already heard of.

Best for: Buyers who want the strongest combination of amenities, schools, and long-term resale value — the "everyone's heard of it" communities that anchor most relocation searches.

Budget Tier 4: Luxury ($900,000+)

At the top end, St. Johns County listings run as high as $23.5 million, with an overall average asking price across the county of $817,065 when luxury inventory is included.

Best for: Buyers prioritizing prestige, direct beach access, and the county's most established, high-end communities.

The Bottom Line

With the county-wide median sitting around $513,000 and homes selling in about two months on average, St. Johns County in 2026 offers real options at nearly every price point — not just the luxury end most people picture when they hear "Ponte Vedra." Whether your budget starts in the $240s or well into seven figures, there's a genuine, well-built community here that fits.

The key is matching your specific priorities — schools, amenities, commute, lifestyle — against the right budget tier, not just chasing the most familiar name.

Not Sure Which Tier Fits Your Situation?

I track pricing and inventory across every one of these communities weekly. Let's talk through your budget and find the neighborhoods that actually make sense for you.

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

Pricing data reflects 2025–2026 market estimates from Redfin, local MLS data, and community-specific listing sources. Prices and inventory change frequently — always verify current pricing with your agent before making decisions.

If you've spent any time researching a move to Northeast Florida, you've probably noticed the same name keeps appearing at the top of every list: St. Johns County.

Best counties to live in Florida. Healthiest counties. Best schools. Best places to retire. It shows up everywhere — and when something shows up on every list, it's fair to wonder if the hype is real or just good marketing.

I pulled the actual 2026 rankings and the real data behind them. Here's the honest answer.

The Rankings, As They Actually Stand in 2026

Let's start with what the major ranking sites are actually saying right now — not paraphrased, but pulled directly from their current data.

According to Niche.com's 2026 rankings, St. Johns County holds the #1 spot among Best Counties to Live in Florida out of all 67 counties in the state, and is also ranked #1 in Healthiest Counties in Florida. It ranks 5th out of 67 for Best Public Schools in Florida, 7th for Best Counties for Young Professionals, 13th for Best Counties to Buy a House, and 15th for Best Counties for Retirees.

Separately, HomeSnacks' 2026 county rankings — now in their eleventh year of analysis — also place St. Johns County as the #1 best county to live in Florida, ahead of Nassau, Sarasota, Seminole, and Clay counties.

The Real Numbers Behind the Rankings

Rankings are only as good as the data behind them. Here's what's actually driving St. Johns County to the top.

St. Johns County's median household income is $109,839 — the highest of any county in Florida. The median home price sits at $511,904, the 5th best (most favorable) among Florida's top-ranked counties. Unemployment sits at 3.3%, also 5th best statewide. The county's population has grown to 306,934 residents, with Fruit Cove standing as its largest community.

These aren't soft, reputation-based numbers. Income, home values, and unemployment are hard economic indicators — and they're the actual inputs feeding these rankings, not marketing copy.

What the Rankings Get Right

Having worked with hundreds of relocating families, here's where I think the data-driven hype is genuinely earned:

• Schools. The #5 statewide ranking reflects what local families already know — St. Johns County's public school district consistently posts some of the strongest graduation rates, test scores, and A-rated school percentages in Florida.
• Economic strength. The #1 median income ranking isn't an accident. It reflects a county that has attracted high-earning professionals, retirees with substantial savings, and a tax structure (no state income tax, relatively low property tax rates) that lets households keep more of what they earn.
• Safety and health. The #1 healthiest county ranking and consistently strong safety data reflect real, measurable outcomes — not just a pleasant reputation.
• Growth trajectory. A population that's grown to over 306,000 residents, concentrated in newer, well-planned communities, reflects sustained demand rather than a short-term trend.

Where the Rankings Are More Nuanced

To be fully honest — because that's what builds trust — not every category is a runaway win.

St. Johns County ranks 13th out of 67 Florida counties for Best Counties to Buy a House — solid, but not top-tier, largely because home prices here run higher than the state average. It ranks 15th for Best Counties for Retirees — still strong, but several other Florida counties offer lower costs of living for retirees on fixed incomes. And it ranks 58th out of 67 for Most Diverse Counties in Florida — a category where St. Johns County genuinely lags, which is worth knowing if that factor matters to your family. 

A resource that only tells you the good news isn't giving you the full picture. These are the categories where St. Johns County's ranking is respectable rather than dominant — and buyers deserve to know that before they commit.

Is the Hype Justified?

Based on the actual 2026 data: largely, yes.

A county that independently ranks #1 in Florida across two separate major ranking platforms, backed by the highest median household income in the state, top-tier public schools, and the #1 health ranking statewide, is not benefiting from marketing spin. Those are structural, data-backed advantages that show up consistently across multiple independent sources using different methodologies.

Where the hype should be tempered: St. Johns County is not the cheapest place to buy in Florida, and it's not the most budget-friendly county for retirees specifically. If affordability is your single top priority, other Florida counties may serve you better. But if you're weighing overall quality of life — schools, safety, economic strength, and community design — the data supports the reputation.

The Bottom Line

St. Johns County shows up on every "best places to live" list because the underlying data genuinely supports it — not because of clever marketing. The #1 rankings for overall livability and health, combined with the highest median income in Florida, reflect real economic and quality-of-life fundamentals.

The honest caveat: you'll pay a premium for it, and if retirement affordability is your only concern, it's worth comparing against lower-cost counties. But for most relocating families and retirees prioritizing schools, safety, and long-term community stability, the hype holds up under scrutiny.

Curious How the Numbers Apply to Your Specific Situation?

I can walk you through exactly how these rankings translate into real neighborhoods, real price points, and real trade-offs for your family.

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

Ranking data sourced from Niche.com's 2026 Best Places to Live rankings and HomeSnacks' 2026 Florida county rankings. Rankings and underlying data are updated periodically by their respective publishers and may shift over time. This article is for informational purposes only.

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.

Quick answer: Families relocating to Northeast Florida choose St. Johns County over Duval County for one dominant reason: the school district. St. Johns is ranked the #1 public school district in Florida, with every traditional high school A rated. Duval improved to an A grade districtwide in 2025, but that grade sits on top of a wide spread, including dozens of C, D, and F rated schools. Add newer construction, master planned amenities, and lower crime, and the calculus is simple for most relocating buyers.

Tax and ranking figures above are directional and pulled from multiple 2026 sources. Millage rates, CDD fees, and school zoning change year to year and property to property. Confirm exact numbers for any specific address before advising a client.

Why Families Pick St. Johns County

1. Schools decide the move before price does. Most relocating families with kids start their search with the school district, not the neighborhood. St. Johns has held the #1 ranking in Florida for years running, and that consistency is what buyers are actually paying for.
2. New construction means predictable costs. Buyers coming from California or the Northeast are used to older housing stock and surprise repair bills. St. Johns County is dominated by new build communities with builder warranties, which removes a layer of anxiety for out of state buyers.
3. Lower millage rate, even if the math gets nuanced. St. Johns County runs a lower effective property tax rate than Duval. Because home values and CDD fees in St. Johns run higher, the actual monthly number can land close either way. This is a conversation to have property by property, not a blanket claim.
4. Master planned amenities replace what a city offers. Nocatee, RiverTown, and WaterSong give relocating families resort style pools, trails, and clubhouses inside the neighborhood, which appeals to buyers leaving urban or suburban markets with less built-in lifestyle infrastructure.

Where Duval County Still Wins

Duval is not without strengths. Jacksonville offers nationally ranked magnet programs like Stanton College Preparatory and Paxon, a more established housing stock in neighborhoods like Avondale and San Marco, shorter commutes for downtown jobs, and generally lower home prices before CDD fees are factored in. For buyers who want walkable urban neighborhoods or don't need a zoned school, Duval is a legitimate answer.

The Bottom Line

For relocating families prioritizing school quality, new construction, and a master planned lifestyle, St. Johns County is the clear choice. For buyers prioritizing urban amenities, historic character, or the lowest possible entry price, Duval still has a case. The right fit depends on the household's priorities, not just the county line.

Trying to Decide Between the Two?

I help relocating families work through exactly this decision every week — matching your specific priorities (commute, budget, schools, lifestyle) against the real data for both counties.

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

All figures are estimates based on 2025–2026 data from the Florida Department of Education, FBI Uniform Crime Reporting data, U.S. Census Bureau, and local market sources. Individual results vary. This article is for informational purposes only.

If you're shopping for a home in one of St. Johns County's popular retirement communities, you've probably seen the terms "55+" and "active adult."

Many people assume they mean the same thing—but they don't always.

Understanding the difference can help you choose the community that best fits your lifestyle, future plans, and even who can live in your home.

Let's break it down in plain English.

What Is a 55+ Community?

A 55+ community is legally age-restricted under the Housing for Older Persons Act (HOPA), part of the federal Fair Housing Act.

To qualify, the community must meet several requirements:

• At least 80% of occupied homes must have one resident who is 55 or older
• The HOA must verify residents' ages
• The community must follow written policies to maintain its age-restricted status

This creates a neighborhood designed specifically for active adults and retirees.

What Is an Active Adult Community?

The phrase "active adult" is often used as a marketing term.

Sometimes it refers to a true 55+ community—but not always.

An active adult community may be:

• A legally age-restricted 55+ community
• A neighborhood designed for older adults but open to buyers of any age
• A 55+ section within a larger, multigenerational community

The key takeaway: Never assume "active adult" automatically means age-restricted.

Why This Matters

Choosing the right type of community affects more than just your lifestyle.

It can also impact:

• Who can permanently live in your home
• Whether grandchildren can stay for extended periods
• Future resale options
• The overall feel of the neighborhood

For some buyers, a guaranteed 55+ environment is exactly what they're looking for. Others prefer the flexibility of a community without legal age restrictions.

Which One Is Right for You?

Choose a 55+ Community If:

✔ You want neighbors in a similar stage of life.

✔ You enjoy organized clubs, events, and active-adult amenities.

✔ You prefer a quieter, age-focused environment.

✔ You're comfortable with resale being limited to buyers who meet community age requirements.

Choose an Active Adult (Non-Restricted) Community If:

✔ You want similar amenities without age restrictions.

✔ You may have younger family members living with you in the future.

✔ Resale flexibility is important.

✔ You're comfortable living in a neighborhood with residents of all ages.

Questions Every Buyer Should Ask

Before making an offer, ask the HOA or builder:

• Is this community officially age-restricted under HOPA?
• Can family members under 55 live here permanently?
• What are the rules for grandchildren or extended guests?
• Are these rules written in the HOA documents?
• Are there any occupancy exceptions?

Getting these answers in writing can help avoid surprises after closing.

The Bottom Line

While "55+" and "active adult" are often used interchangeably, they aren't always the same.

A 55+ community offers a legally protected, age-restricted lifestyle with neighbors in a similar stage of life.

An active adult community may provide many of the same amenities but could also be open to residents of all ages.

Neither option is better—it simply depends on your lifestyle, family plans, and long-term goals.

If you're considering communities like Del Webb Saint Johns, Sweetwater at Nocatee, WaterSong at RiverTown, or Regency at Evermore, understanding this distinction can help you choose the community that's the best fit for you.

Not Sure Which Type Fits Your Situation?

I walk buyers through this distinction constantly — and I know exactly which St. Johns County communities are legally restricted, which are lifestyle-branded but open, and which fit your specific family situation best.

Call or text Gail DeMarco: 904-640-8000
St. Johns County 55+ & Active Adult Community Specialist
Serving Del Webb Saint Johns, Sweetwater at Nocatee, WaterSong at RiverTown, Regency at Evermore, Nocatee, RiverTown, and all of St. Johns County, FL

This article is for general informational purposes and does not constitute legal advice. HOPA compliance and community-specific policies are subject to change. Always verify directly with the HOA and review governing documents (CC&Rs) before purchasing.

If you're buying or selling a home in one of St. Johns County's 55+ communities, you may be wondering:

Is 2026 a good time to make a move?

The answer is yes—but the market has changed. Buyers have more choices than they did a few years ago, while sellers can still benefit from strong demand from retirees and active adults.

Here's what you should know.

What's Driving the 55+ Market?

The biggest factor is demographics.

According to the National Association of Realtors (NAR), buyers over age 60 made up nearly half of all home buyers in 2025, and many are relocating to warmer, lower-tax states like Florida.

That steady demand continues to support the 55+ housing market in St. Johns County.

Buyers Have More Choices

The fast-paced seller's market of 2021 and 2022 has cooled.

Today's buyers are seeing:

• More resale listings
• More time to compare homes
• Greater opportunity to negotiate on price, closing costs, or repairs

That doesn't mean prices are falling dramatically—it simply means buyers have more flexibility than they did a few years ago.

Sellers Can Still Succeed

Well-maintained homes in desirable 55+ communities continue to attract motivated buyers.

Homes with these features tend to stand out:

• Updated kitchens and bathrooms
• Newer roofs and HVAC systems
• Modern flooring and paint
• Move-in-ready condition
• Attractive outdoor living spaces

Pricing your home correctly remains one of the most important factors in today's market.

Popular 55+ Communities

Some of the most sought-after active adult communities in St. Johns County include:

• Del Webb Saint Johns
• WaterSong at RiverTown
• Sweetwater at Nocatee
• Regency at Evermore

Each offers its own mix of amenities, home styles, and price points.

Quick Tips

If You're Buying

✔ Compare both resale and new construction options.

✔ Review HOA and CDD fees before making an offer.

✔ Don't overlook older homes that have been well maintained.

If You're Selling

✔ Price your home based on current market conditions.

✔ Complete small repairs before listing.

✔ Professional photos and strong online marketing can help your home stand out.

The Bottom Line

The 2026 resale market for 55+ homes in St. Johns County is healthy and balanced.

Buyers have more inventory and negotiating opportunities than they did during the pandemic boom, while sellers continue to benefit from strong demand as more retirees choose Florida for its warm climate, lifestyle, and tax advantages.

Whether you're buying your next home or preparing to sell, understanding today's market can help you make a more confident decision.

Whether You're Buying or Selling — Let's Talk Numbers

I track resale activity across every 55+ community in St. Johns County weekly — pricing trends, days on market, and what's actually moving versus sitting. Whether you're evaluating a purchase or preparing to list, I can walk you through the real data for your specific situation.

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

All pricing and market data reflects 2025–2026 estimates based on local MLS trends and market activity. Individual results vary by property condition, lot, and timing. This article is for informational purposes only and does not constitute financial or investment advice.