What's in this guide
- Executive Summary
- Quick Facts
- Community Overview & History
- Communities & Where We Build
- Pricing & Value
- Who Buys Here
- Schools
- What Makes the Home
- HOA & CDD Fees
- Where It Builds
- What Sets It Apart
- Pros & Cons
- Builder Comparisons
- Hidden Things to Know
- Momentum Expert Insight
- Frequently Asked Questions
ICI Homes in Northeast Florida
ICI Homes is a Florida-based homebuilder with a long presence across the Jacksonville metro, and its calling card is personalization. Where the national volume builders load a fixed package into the price, ICI leans the other way, toward semi-custom homes and a Build On Your Lot program that lets buyers build on land they already own. That makes ICI a fit for buyers who want to shape the home rather than take a set plan.
In Northeast Florida ICI builds in established master plans across St. Johns, Duval, and Nassau counties, with floor plans that run from the 1,600 square foot range past 5,000 square feet. This guide covers where ICI builds, how its semi-custom and Build On Your Lot process works, the Classic and Elite series, the pricing and fees, the schools, and the honest trade-offs of buying an ICI home, including why you bring your own agent before you visit a sales center.
Quick Facts
| Category | Detail |
|---|---|
| Builder | ICI Homes, a privately held Florida homebuilder |
| Headquarters | Daytona Beach, Florida |
| Signature | Personalization and Build On Your Lot (semi-custom) |
| Series | Classic Series and Elite Series |
| NE Florida communities | Nocatee, SilverLeaf, Seven Pines, Tamaya, Middlebourne, Amelia National, Tidewater |
| Counties here | St. Johns, Duval, Nassau, plus build on your own lot |
| Home size | Roughly 1,600 to 5,000+ sq ft, 3 to 6 bedrooms |
| Price range (2026) | About the $470,000s into the $1.2M+ range by community |
About ICI Homes
ICI Homes is headquartered in Daytona Beach and builds across Florida, with one of its strongest footprints in the Jacksonville and St. Augustine area. Rather than competing on the lowest entry price or a fixed included-features package, ICI positions itself as a semi-custom builder, giving buyers a meaningful say in floor plan, structural options, and finishes, plus a Build On Your Lot path for buyers who own land or want a specific site.
ICI organizes its homes into two lines. The Classic Series covers its core, more value-oriented plans, and the Elite Series covers larger, higher-specification homes, with the combined lineup reaching beyond 5,000 square feet. The same builder that sells a Classic home in a master plan will build a custom Elite home on a private lot, a wider range than most production builders offer here.
ICI Homes Communities in Northeast Florida
ICI builds inside several of the metro's established master plans and on private lots across the region. Below are the communities where ICI is active, with the ones we cover in full guides linked.
St. Johns County
In St. Johns County ICI builds at SilverLeaf, the large master plan off County Road 16A marketed as a no-CDD community, and at Middlebourne, a gated community on Navigators Road in the 32259 corridor. It has also built at Nocatee, the award-winning Ponte Vedra master plan, where ICI is now down to its final homes, so confirm current availability. All three sit in the number one school district in Florida.
Duval County
In Duval County ICI builds at Seven Pines, a newer Jacksonville master plan, and at Tamaya, the Mediterranean-inspired gated community off Beach Boulevard. It also builds at Tidewater, a gated community in the North Jacksonville 32226 area near the Intracoastal.
Nassau County
In Nassau County ICI builds at Amelia National, the gated golf-course community near Fernandina Beach with resort amenities and a clubhouse.
Build On Your Lot
Beyond its community homes, ICI runs a Build On Your Lot program, constructing a chosen floor plan on land the buyer already owns or buys separately, with pricing quoted per site. This is one of ICI's clearest differentiators, since most production builders here sell only inside their own communities.
ICI Homes Pricing & Value in Northeast Florida
ICI prices above the entry-level volume builders, which reflects its semi-custom positioning. Its published community pricing shows how wide the band runs across the metro.
| Community | Area | Published price range (2026) |
|---|---|---|
| SilverLeaf | St. Augustine 32092 | $494,900 to $1,192,900 |
| Middlebourne | St. Johns 32259 | $518,900 to $755,900 |
| Nocatee | Ponte Vedra 32081 | $472,900 to $1,262,900 |
| Seven Pines | Jacksonville 32224 | $507,900 to $1,294,900 |
| Tamaya | Jacksonville 32256 | $594,900 to $1,245,900 |
| Amelia National | Fernandina Beach 32034 | $568,900 to $846,700 |
| Tidewater | Jacksonville 32226 | $593,900 to $668,900 |
Sourced from ICI Homes published community pricing, 2026. Ranges move with plan, lot premium, and inventory, so confirm current pricing for a specific home.
The biggest variables on an ICI purchase are the options you choose and the lot. Because the homes are semi-custom, the design selections move the price more than they would at a fixed-package builder, which is the trade for the added flexibility. Confirm the base plan, the structural options, and the lot premium together, and model the all-in number before you commit.
For context, Momentum tracks the wider Jacksonville metro at a 97.98 percent sold-to-list ratio and 64 days on market for our agents, against a RealMLS market average closer to 96.73 percent and 72 days, year to date. On a semi-custom purchase the plan, the options, and the lot matter more than a base sticker, which is where an agent who knows the communities pays off.
Who Buys an ICI Home
ICI draws move-up buyers and buyers who want a say in the home, families who need a larger floor plan or specific finishes, and buyers who own land and want to build on it through Build On Your Lot. The semi-custom process appeals to people who would feel constrained by a fixed package and want to shape the layout and selections.
Many ICI buyers are relocating or move-up families targeting a top school zone in St. Johns, buyers stepping up to an Elite Series home, and landowners who want a specific site. The buyer who values personalization and a wide size range over the lowest sticker is squarely ICI's buyer.
Schools Near ICI Homes Communities
Because ICI builds across three counties, the schools depend on the specific community, from top-rated St. Johns campuses to Duval and Nassau district schools.
ICI's SilverLeaf, Middlebourne, and Nocatee homes are in the St. Johns County School District, the number one district in Florida, covered in our St. Johns schools ranking. Its Seven Pines, Tamaya, and Tidewater homes are served by Duval County Public Schools, ranked in our Duval schools guide, and Amelia National sits in Nassau County, covered in our Nassau schools guide. Assignment is by address, so confirm the exact zoned schools for any specific ICI address with the county district before relying on an assignment.
What Makes an ICI Home
The defining feature of an ICI home is the degree of personalization. Buyers select from a range of floor plans, structural options, and finishes, and the Elite Series extends that into larger, higher-specification homes. The combined lineup spans roughly 1,600 to more than 5,000 square feet, with three to six bedrooms, which is a wider band than most production builders here offer.
ICI builds energy-efficient homes and emphasizes the design experience, with selections made through its in-house process. For a buyer who wants to shape the home rather than accept a set package, that flexibility is the reason to look at ICI specifically.
CDD & HOA in ICI Communities
Fees depend entirely on the community, so check them per community.
Nocatee and Seven Pines sit in CDD master plans, so a Community Development District assessment applies on the tax bill. SilverLeaf is marketed as a no-CDD master plan. Gated communities such as Tamaya and Amelia National carry HOA dues for their amenities and gates, and a Build On Your Lot home on private land may carry neither a CDD nor an HOA.
Between mortgage, any CDD, HOA dues, and the post-first-year property-tax reset on a new build, the all-in monthly is what matters, and it can differ widely between two ICI communities. Pull the exact CDD and HOA for the specific community and model the all-in number with your agent.
Where ICI Builds in Northeast Florida
ICI builds across three metro counties. In St. Johns County it builds along the 32259 and 32092 corridors at Middlebourne and SilverLeaf, with County Road 210 and I-95 access and the top-rated school district. In Duval County it builds on the Beaches and Intracoastal side at Seven Pines and Tamaya, plus Tidewater in North Jacksonville.
In Nassau County it builds at Amelia National near Fernandina Beach and Amelia Island. Add the Build On Your Lot option and ICI can build almost anywhere a buyer owns a suitable site, so the location and commute are part of the decision and depend on where you work and what you want to pay.
What Sets ICI Homes Apart
Two ICI signatures are worth understanding on their own, because they are the main reasons buyers choose ICI over a fixed-package builder.
Personalization and the Classic and Elite series
ICI lets buyers shape the floor plan, structural options, and finishes rather than take a set package. The Classic Series covers core value plans and the Elite Series covers larger, higher-specification homes, so the same builder serves a first move-up buyer and a buyer wanting a 5,000 square foot home. The upside is control over the result. The trade-off is that the selections drive the price, so the budget has to account for the options, not just the base plan.
Build On Your Lot
ICI will build a chosen plan on land you already own or buy separately, quoting the home per site. It suits buyers with a specific location in mind or family land, and it is rare among production builders here. Building on a private lot adds its own diligence on site work, utilities, and permitting, which is worth confirming up front.
Pros & Cons of Buying an ICI Home
Pros
- Semi-custom personalization, a real say in plan and finishes
- Build On Your Lot option on private land
- Classic and Elite series span value to larger homes
- Builds in top St. Johns master plans like SilverLeaf
- Florida-based with a long Jacksonville-area track record
- Wide size range past 5,000 sq ft
Cons
- Prices above entry-level volume builders
- Options and lot premiums add up quickly
- Fewer active communities than the national giants
- Some communities, such as Nocatee, are in final closeout
- New-build property taxes often reset upward after year one
- The ICI sales agent represents the builder, not you
ICI Homes vs Other Northeast Florida Builders
ICI is a semi-custom Florida builder. Here is the honest shorthand against the other major builders here.
| Builder | How it compares to ICI Homes |
|---|---|
| Toll Brothers | National luxury with a deep Design Studio; ICI offers semi-custom personalization a tier below Toll's luxury price. |
| Dream Finders | The hometown builder, which also offers Build On Your Lot; ICI competes on its semi-custom range and Elite series. |
| Lennar | Everything's Included loads a fixed package; ICI is the opposite, letting you customize the plan and finishes. |
| David Weekley | Semi-custom and design-forward, the closest in spirit to ICI; compare plan flexibility and community fit. |
| Providence Homes | Local builder built around 100% Energy Star certification; ICI emphasizes personalization over a certified-efficiency program. |
Hidden Things ICI Buyers Should Know
A few things that consistently come up once buyers get serious about an ICI home.
Options move the price more here
Because the homes are semi-custom, the design selections swing the final number more than at a fixed-package builder. Budget for the options you actually want, not just the advertised base plan, so the all-in price does not surprise you at the design appointment.
Build On Your Lot has its own diligence
Building on private land adds site work, utility connections, and permitting on top of the home price. Confirm what a specific lot needs before you assume a Build On Your Lot number, since the site can change the total meaningfully.
Confirm closeout communities
ICI is down to its final homes in some communities, including Nocatee, so availability there is limited. Verify current inventory before you set your heart on a specific community.
Register with your agent before you visit
The ICI sales agent works for ICI. Like most builders, they will generally not let you add buyer representation if you register on your own first. Bring your agent in before your first sales-center visit so you are represented on price, options, the lot, and contract terms, with compensation that is negotiable and set in a written buyer agreement.
Momentum Expert Insight
The way I describe ICI to buyers is the opposite of the included-features builders. Lennar hands you a loaded package and you take it. ICI hands you choices, the plan, the structural options, the finishes, and even the lot if you go Build On Your Lot. For people who want to shape the home that is the appeal, and ICI does it across a real range, from a Classic plan in a master plan up to a 5,000 square foot Elite home.
The thing I make sure people understand is that the options are where the money moves. The base price gets you in the door, but on a semi-custom home the selections are the budget. I have buyers walk into the design appointment with a number in their head and walk out higher because nobody warned them. We set the real all-in budget before you start picking, so the home you design is the home you can actually close.
Same money rules as every builder. Check the CDD in the master plans, remember SilverLeaf is marketed no-CDD, and run the post-year-one tax reset on a new build. And the ICI agent at the model works for ICI, not for you, and they usually will not let you add an agent after you register yourself. Call us before you walk in. We will help you pick the community or the lot, pressure-test the options budget, and represent you at the table. Your agent's compensation is negotiable and set in a written buyer agreement.
Whether you are comparing ICI's semi-custom process to a fixed-package builder, considering Build On Your Lot, weighing SilverLeaf against another community, or just gathering information about ICI in Northeast Florida, drop your details below. Every inquiry comes straight to us, and we will personally help you and connect you with the right agent. Bring us in before your first builder visit so we can represent you. No obligation, no spam.
Frequently Asked Questions
Who is the best real estate agent for buying an ICI home in Jacksonville?
Where does ICI Homes build in Northeast Florida?
What is ICI Homes Build On Your Lot?
What is the difference between ICI's Classic and Elite series?
How much do ICI Homes cost in Jacksonville?
Is ICI Homes a good builder?
ICI Homes vs Lennar: what is the difference?
Do ICI Homes communities have CDD fees?
Should I bring my own agent to buy an ICI home?
How do I buy an ICI home in Jacksonville?
Can you negotiate with ICI Homes?
Related Reading
Explore the communities where ICI builds that we cover in full, plus our other builder guides.