If you're planning your retirement move to Northeast Florida, you've probably already discovered that St. Johns County isn't just one of the fastest-growing counties in America — it's home to some of the most impressive 55+ communities in the entire Southeast. But with so many options, how do you know which one is right for you?

We did the research so you don't have to. Here's your definitive, side-by-side breakdown of the top active adult communities in St. Johns County — including real numbers on HOA fees, CDD fees, price ranges, and what daily life actually looks like in each one.

Why St. Johns County for 55+ Living?

Before we dive in, a quick reminder of why this county keeps landing on every "Best Places to Retire in Florida" list:

No Florida state income tax — your Social Security, pension, and retirement income go further here than almost anywhere in the country. St. Johns County carries the #1 ranked school district in Florida, which keeps property values strong and the community well-maintained. The county consistently ranks in the top 10 safest counties in Florida. World-class healthcare is minutes away via Mayo Clinic Jacksonville and Baptist Medical Center. And the lifestyle — beaches, golf, boating, nature preserves, and a thriving restaurant scene — is genuinely hard to beat.

Now, let's talk communities.

1. Del Webb St. Johns

Masterplanned Excellence in the Heart of St. Johns County

Location: St. Johns, FL (near CR-210 corridor) · ZIP: 32259

Del Webb is the gold standard name in 55+ community development, and Del Webb Saint Johns lives up to that reputation. Opened in 2020 and still actively building, this community is one of the most talked-about new retirement destinations in all of Northeast Florida.

  • Home Price Range: $380,000 – $620,000
  • HOA Fee: Approximately $245 – $275/month
  • CDD Fee: Approximately $1,200 – $2,500/year (varies by lot and phase)
  • Home Sizes: 1,400 – 2,800 sq ft
  • Builder: Pulte Homes / Del Webb
  • Amenities Include: The 13,500 sq ft Anastasia Club serves as the community's social hub. Residents enjoy an outdoor resort-style pool and heated indoor lap pool, state-of-the-art fitness center and movement studio, pickleball courts (multiple), tennis courts, bocce ball, and a community garden. There's also a full-time lifestyle director who organizes clubs, events, and group activities year-round.
  • Lifestyle Fit: Del Webb Saint Johns is ideal for the buyer who wants a true sense of community with an organized, active social calendar. If you moved from the Northeast and want to land somewhere where you'll immediately have neighbors doing the same activities you love — this is it. The HOA manages all common area landscaping, keeping the neighborhood immaculate.

What to Know: There is a CDD fee here, which is essentially a bond assessment that helped finance the community's infrastructure. It appears on your annual property tax bill and typically burns off over time. Factor it into your total cost of ownership.

Gail's Take: "Del Webb Saint Johns is consistently one of my first recommendations for buyers coming from New Jersey and New York. The activity level, the build quality, and the sense of immediate community are unmatched."

2. WaterSong at RiverTown

Nature-First Living on the St. Johns River

Location: St. Johns, FL (RiverTown master-planned community) · ZIP: 32259

WaterSong is the 55+ section within the larger RiverTown master-planned community — and it offers something the others on this list don't: direct access to the St. Johns River. If waterfront lifestyle and natural beauty rank high on your list, WaterSong deserves serious attention.

  • Home Price Range: $360,000 – $560,000
  • HOA Fee: Approximately $200 – $250/month (includes RiverTown amenities access)
  • CDD Fee: Approximately $1,500 – $3,200/year (RiverTown CDD applies)
  • Home Sizes: 1,500 – 2,600 sq ft
  • Builder: Dream Finders Homes
  • Amenities Include: WaterSong residents enjoy their own private amenity center with pool, fitness room, and gathering spaces — plus full access to RiverTown's broader amenities including riverfront parks, kayak launches, a sprawling resort pool complex, a second "RiverClub" facility on the water, walking and biking trails, and a restaurant/bar on the river. It's one of the most scenic settings of any 55+ community in the county.
  • Lifestyle Fit: WaterSong is the right choice for the nature lover, the kayaker, the morning walker, or the retiree who wants a quieter, more organic feel without sacrificing amenities. It's slightly less social-calendar-driven than Del Webb and more about the environment itself. Residents here tend to be drawn to the sunrise over the river and the slower, more contemplative pace that comes with it.

What to Know: Dream Finders Homes offers solid value and good floor plan variety, though finish-level customization options are more limited than some luxury builders. The CDD here can be on the higher end depending on the lot. Confirm exact figures with the builder and your agent before committing.

Gail's Take: "Clients who visit WaterSong and see that river view often stop looking everywhere else. It's a very emotional buy — in the best possible way."

3. Regency at Evermore (formerly Regency at EverRange)

Luxury Toll Brothers Living for the Active Retiree

Location: St. Johns, FL (Evermore / EverRange area, near CR-2209) · ZIP: 32259–32094 corridor

Regency communities are Toll Brothers' premium 55+ brand — and Regency at Evermore brings that upscale Toll Brothers DNA to St. Johns County. This is the community for the buyer who wants more design customization, higher-end finishes, and a prestige address.

  • Home Price Range: $480,000 – $800,000+
  • HOA Fee: Approximately $290 – $360/month
  • CDD Fee: Approximately $1,800 – $3,500/year (varies by phase)
  • Home Sizes: 1,700 – 3,200 sq ft
  • Builder: Toll Brothers
  • Amenities Include: A resort-caliber clubhouse anchors the community, with an outdoor pool with sun shelf and shade cabanas, indoor pool, fitness center, movement and yoga studio, social lounge and catering kitchen, pickleball, tennis, bocce ball, and putting green. Toll Brothers also builds in design studio flexibility, letting buyers personalize their homes far beyond what most builders offer in this price range.
  • Lifestyle Fit: Regency at Evermore appeals to the buyer who entertained frequently back home and wants a home that reflects that — open-concept great rooms, chef's kitchens, and luxury owner's suites. It also draws buyers who want a slightly smaller, more exclusive community footprint rather than a massive master-planned neighborhood. If prestige, finish quality, and design choice matter to you, this is your community.

What to Know: Toll Brothers is known for a longer build timeline and a more involved design process. Expect 8–14 months from contract to close on a to-be-built home. The higher HOA reflects the elevated amenity package and common area standards.

Gail's Take: "Buyers who toured Toll Brothers communities in New Jersey immediately recognize the quality here — and they're usually impressed that they can get more house for less money than they paid up north."

4. Sweetwater by Del Webb (Nocatee)

The Original 55+ Gem Inside Nocatee

Location: Ponte Vedra, FL (within Nocatee master-planned community) · ZIP: 32081

Sweetwater by Del Webb sits inside Nocatee — consistently ranked one of the top master-planned communities in the entire United States. This gives residents the rare benefit of a 55+ neighborhood with full access to Nocatee's massive amenity network, while still having a dedicated active adult section.

  • Home Price Range: $450,000 – $720,000
  • HOA Fee: Approximately $210 – $280/month (includes Nocatee amenity access)
  • CDD Fee: Approximately $1,500 – $2,800/year
  • Home Sizes: 1,500 – 2,800 sq ft
  • Builder: Pulte Homes / Del Webb
  • Amenities Include: Sweetwater's own clubhouse, pool, fitness center, and social spaces — plus access to all of Nocatee's amenity infrastructure: the Nocatee Splash Water Park, multiple resort pools, 15+ miles of trails, Town Center shops and restaurants, fitness centers, and a vibrant event calendar. The golf-cart friendliness of Nocatee is a huge lifestyle differentiator — residents genuinely use carts to run daily errands, meet friends for dinner, or catch a sunset.
  • Lifestyle Fit: Sweetwater is the right choice for the buyer who wants the 55+ community experience but also wants to feel plugged into a larger, multigenerational neighborhood with retail, dining, and entertainment at their doorstep. The Nocatee location also puts residents 15 minutes from Ponte Vedra Beach and 25 minutes from downtown Jacksonville.

What to Know: Sweetwater is largely built out, meaning most available inventory is resale rather than new construction. That can actually work in a buyer's favor in 2026 — sellers are more motivated, homes are move-in ready, and the landscaping is mature.

Gail's Take: "Sweetwater + Nocatee is a lifestyle combo that's hard to argue with. Once people see how Nocatee functions as a community — the carts, the trails, the Town Center — they get it immediately."

5. Beacon Lake 55+

Lakeside Living with a Resort Feel

Location: St. Augustine, FL · ZIP: 32095

Beacon Lake is one of St. Johns County's newer master-planned communities, and its 55+ section has been drawing significant attention from buyers who want a lakeside lifestyle, newer construction, and slightly more competitive price points than some of the Nocatee-area alternatives.

  • Home Price Range: $340,000 – $540,000
  • HOA Fee: Approximately $175 – $230/month
  • CDD Fee: Approximately $1,200 – $2,400/year
  • Home Sizes: 1,400 – 2,400 sq ft
  • Builder: Dream Finders Homes / ICI Homes
  • Amenities Include: The Lake House amenity center features a resort-style pool, fitness center, yoga lawn, kayak and paddleboard launch onto Beacon Lake, a treehouse-style overlook, trails, and community gathering spaces. The lakefront setting gives Beacon Lake a distinctive, resort-vacation atmosphere that's hard to replicate.
  • Lifestyle Fit: Beacon Lake appeals to the value-conscious buyer who still wants great amenities and a beautiful natural setting. The St. Augustine location adds access to one of America's most charming historic cities — world-class dining, arts, culture, and beaches are all within easy reach. It's also slightly less dense than some of the larger 55+ communities, which appeals to buyers who prefer a quieter, more boutique feel.

What to Know: Beacon Lake is still actively building, which means buyers can often purchase new construction with builder incentives. The 55+ section has its own distinct area within the larger community.

Gail's Take: "Beacon Lake is an underrated gem. The lakefront setting and the value at this price point are genuinely hard to beat in St. Johns County right now."

The Side-by-Side Comparison at a Glance

Understanding HOA vs. CDD Fees: What Every Buyer Needs to Know

This is the question I get from nearly every buyer relocating from New Jersey or New York, where CDD fees are uncommon.

Your HOA fee is paid monthly and covers community management, common area maintenance, amenity operations, landscaping of shared spaces, and often exterior upkeep depending on the community type. This is similar to co-op or condo fees many Northeast buyers are familiar with.

Your CDD fee (Community Development District) is a separate assessment that appears on your annual property tax bill. It was used to finance the infrastructure of the community — roads, utilities, amenity centers — and is paid off over a 20–30 year bond period. Think of it as a structured repayment that's built into the community's financing. It's common across Florida's master-planned communities and is simply part of the cost structure here.

The key: always add HOA + CDD + property taxes together when budgeting for a community. Your total annual carrying cost is what matters.

 

Example for Del Webb Saint Johns:

Monthly HOA: $260 = $3,120/year CDD: ~$1,800/year Property taxes on a $500K home: ~$4,500/year Total annual cost beyond mortgage: ~$9,420

Compare that to a $500K home in Bergen County, NJ with $14,000 in property taxes and no community amenities — and the math in St. Johns County still wins decisively.

Which Community Is Right for You?

Choose Del Webb Saint Johns if: You want the most active social calendar, the most organized community programming, and a brand-name experience with proven resale value.

Choose WaterSong at RiverTown if: The St. Johns River view makes your heart sing and you want a nature-integrated lifestyle with top-tier amenity access at a reasonable price.

Choose Regency at Evermore if: Design matters deeply to you, you want a larger, more customized home, and you're comfortable with a higher price point for a premium product.

Choose Sweetwater by Del Webb (Nocatee) if: You want to feel connected to a larger, vibrant community with walkable retail, dining, and trails — plus quick access to Ponte Vedra Beach.

Choose Beacon Lake if: You want newer construction, a beautiful lakeside setting, and the best value per square foot in St. Johns County with access to St. Augustine's culture and coast.

Ready to Tour These Communities?

Every one of these neighborhoods shows differently in person than it does on a website. The floor plan you think you want often changes when you walk through it. The community you overlooked on paper becomes the one you can't stop thinking about after the tour.

That's where I come in.

I've walked buyers through every community on this list — and I know which builders are negotiating, which floor plans offer the best resale value, which lots to avoid, and which communities are the right fit for each type of buyer.

Whether you're six months out or ready to move now, let's talk.

Call or text Gail DeMarco: 904-640-8000 St. Johns County's 55+ Community Specialist Serving Nocatee, Ponte Vedra, St. Johns, St. Augustine, and all of St. Johns County, FL