Pulte & Del Webb in Jacksonville. The 2026 Guide

Pulte & Del Webb in Northeast Florida

PulteGroup is one of the largest homebuilders in the country, and it reaches Northeast Florida through two brands that matter most here: Pulte Homes for move-up and family buyers, and Del Webb, the nation’s leading 55+ active-adult brand. Founded in 1950 and a Fortune 500 company (NYSE: PHM), PulteGroup has been expanding aggressively across the Jacksonville metro through its Northeast Florida division.

The headline for this market is Del Webb. PulteGroup is building four Del Webb 55+ active-adult communities here: Del Webb St. Johns at The Landings, Del Webb Wildlight in Nassau County, Del Webb eTown in Duval, and Del Webb Nocatee. That makes Pulte the dominant active-adult builder in Northeast Florida. On the all-ages side, Pulte Homes builds at The Landings, Grand Oaks, Wildlight, Terrapin Creek, the Preserve at Bannon Lakes, and newer communities like Rolling Hills.

This guide covers both brands: where Pulte and Del Webb build, the four Del Webb 55+ communities, the pricing, the fees, the schools, and the honest trade-offs of buying a Pulte or Del Webb home, including why you bring your own agent before you ever visit a sales center.

Quick Facts

About PulteGroup, Pulte & Del Webb

Bill Pulte founded the company in 1950, and PulteGroup has grown into one of the nation’s largest homebuilders, a Fortune 500 company traded on the NYSE under PHM, operating in more than 40 markets. It builds through several brands, led in Northeast Florida by Pulte Homes for the broad family and move-up market and Del Webb for active adults. Pulte Homes is known for its Life Tested home designs and its Build Quality Experience, a structured walkthrough process during construction, plus standard smart-home features and financing through Pulte Mortgage.

Del Webb is the more distinctive brand. It effectively created the active-adult category when it opened Sun City, Arizona in 1960, and it remains the nation’s leading 55+ builder. A Del Webb community is built around an age-qualified lifestyle: a large amenity center, a full-time lifestyle director, clubs and classes, pickleball and resort pools, and single-story, lower-maintenance homes. PulteGroup’s Northeast Florida division, led by Tony Nason, has leaned hard into both brands, and the result is that Pulte and Del Webb signs now anchor several of the metro’s biggest master plans.

Pulte & Del Webb Communities in Northeast Florida

PulteGroup builds two distinct kinds of community here: all-ages Pulte Homes neighborhoods and age-restricted Del Webb 55+ communities. Below are the communities we cover in full guides, grouped by brand.

Del Webb 55+ communities

Del Webb St. Johns is the flagship, the 55+ side of The Landings master plan in northern St. Johns County, south of Greenbriar Road and west of Longleaf Pine Parkway, with its own gated amenity campus. Del Webb Wildlight brings active-adult living to the Wildlight master plan in Nassau County. Del Webb eTown places a 55+ community inside the tech-forward eTown master plan in Duval. Del Webb Nocatee puts active adults inside Nocatee, one of the country’s top-selling master plans. See the master-plan guides for The Landings (Del Webb St. Johns), Wildlight, eTown, and Nocatee.

Pulte Homes all-ages communities

Pulte Homes builds the all-ages side of The Landings at St. Johns (up to 588 single-family homes), at Grand Oaks in St. Augustine (the Trails, Spring Park, and the 55+ Summer Bay neighborhoods), Forest Park at Wildlight, and at Terrapin Creek in Jacksonville. It also builds the Preserve at Bannon Lakes in St. Augustine and recently announced Rolling Hills, a 48-homesite St. Johns community east of I-95 near downtown St. Augustine, with more on the way in Duval and Clay.

Pulte & Del Webb Pricing & Value in Northeast Florida

Pulte sits in the mid-market: above the value builders on finish and amenities, below the luxury builders on price. Del Webb pricing reflects its amenity-rich, gated, age-restricted model. Both brands run incentives through Pulte Mortgage.

Two things drive the real cost. First, most Pulte and Del Webb communities here sit inside CDD master plans (The Landings, Grand Oaks, Wildlight, eTown, Nocatee), so a CDD assessment applies on top of HOA dues, and Del Webb communities add amenity dues that fund the lifestyle programming. Second, incentives: Pulte frequently offers rate buydowns and closing-cost help through Pulte Mortgage on select homes, which can lower the monthly payment more than a price cut, though using Pulte Mortgage is usually required to get them.

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 Pulte or Del Webb purchase the community, the CDD and amenity dues, the lot, and the incentive matter more than list price, which is where an agent who knows the communities pays off.

Who Buys a Pulte or Del Webb Home

The two brands serve two different buyers. Pulte Homes draws move-up and family buyers who want more finish and amenities than a value builder offers, often relocating into St. Johns County for the schools or into the growing Nassau and Duval master plans. Del Webb draws active adults 55 and older who want a gated, amenity-rich, low-maintenance lifestyle with built-in community, many of them relocating to Florida for the weather, the taxes, and the lifestyle programming.

Del Webb in particular pulls a large share of out-of-state retirees and empty-nesters, which is a buyer pool most of the metro’s builders do not specifically target. For Northeast Florida, PulteGroup is effectively two builders: the family builder and the retirement-lifestyle builder, and which one you are talking to changes the entire conversation.

Schools Near Pulte Communities

Schools matter for the all-ages Pulte communities and less so for the age-restricted Del Webb communities, where buyers are past the school years.

Pulte’s St. Johns communities (The Landings, Grand Oaks, Rolling Hills, Bannon Lakes) sit in the St. Johns County School District, the number one district in Florida, which is a major draw for the family buyers. Forest Park at Wildlight is in Nassau County, and Terrapin Creek is in Duval. Because the metro is growing quickly and boundaries shift as new schools open, confirm the exact current zoned schools for any specific Pulte address with the relevant county school district before relying on any assignment. For Del Webb buyers, schools are generally not a factor given the 55+ age qualification.

What Makes a Pulte or Del Webb Home

Pulte Homes are built around what the company calls Life Tested design, floor plans refined from buyer feedback for everyday livability, with features like planning centers, flexible spaces, and large kitchens. Pulte’s Build Quality Experience walks buyers through the home at key construction stages, and most homes include smart-home features. The finish level and consultative selling process sit a step above the value builders.

A Del Webb home is part of a larger product: the community itself. Homes are single-story and lower-maintenance, designed for aging in place, but the real draw is the amenity campus, a large clubhouse, resort and lap pools, pickleball and tennis, fitness, clubs, classes, and a full-time lifestyle director who programs events. That gated, age-qualified, activity-rich environment is what Del Webb buyers are really purchasing, and it is why Del Webb commands its pricing and its loyal following.

CDD & HOA in Pulte & Del Webb Communities

Fees are a real part of the Pulte and Del Webb cost here, especially for Del Webb, and they need mapping per community.

CDD in most: The Landings, Grand Oaks, Wildlight, eTown, and Nocatee are CDD master plans, so a Community Development District assessment applies on the annual tax bill for Pulte and Del Webb homes inside them. Confirm Terrapin Creek and any standalone community individually.

Del Webb amenity dues: on top of any CDD, Del Webb communities carry HOA and amenity dues that fund the clubhouse, the pools, and the lifestyle director. These are higher than a typical all-ages HOA because they pay for the active-adult programming, and they are part of what you are buying.

HOA everywhere: all Pulte and Del Webb communities carry HOA dues for common areas and amenities.

Model the all-in monthly: between mortgage, any CDD, HOA and Del Webb amenity dues, and the post-first-year property-tax reset on a new build, the all-in monthly is what matters, and for Del Webb the amenity dues are a meaningful line. A good agent will build the real number with you.

Where Pulte & Del Webb Build in Northeast Florida

PulteGroup builds across all four metro counties. In St. Johns County it is heavily concentrated in the northern growth corridor (The Landings and Del Webb St. Johns south of Greenbriar Road, plus Grand Oaks, Bannon Lakes, and Rolling Hills toward St. Augustine), putting buyers in the top St. Johns schools with I-95 access. In Nassau County, Forest Park and Del Webb Wildlight sit inside the Wildlight master plan near I-95 and the future town center.

In Duval County, Del Webb eTown sits inside the eTown master plan near the 9B and I-295 interchange close to the Southside job centers, and Terrapin Creek is a Jacksonville community. More Pulte communities are coming in Duval (Timber Cove, Bradley Pond, Hidden Bluff) and Clay (Bradley Creek, Double Branch). For buyers weighing schools, commute, and lifestyle, PulteGroup’s spread means there is usually a Pulte or Del Webb option in the area you want.

Del Webb & the 55+ Lifestyle

Del Webb is the reason this builder matters so much in Northeast Florida, and it deserves its own look because PulteGroup is the dominant active-adult builder in the metro with four Del Webb communities.

Del Webb St. Johns

The flagship, the 55+ side of The Landings in northern St. Johns County. Gated, with its own resort amenity campus, lifestyle director, and single-story low-maintenance homes, in the top-rated county in Florida and close to St. Johns shopping and I-95.

Del Webb Wildlight

Active-adult living inside the Wildlight master plan in Nassau County, near Fernandina and Amelia Island, pairing Del Webb amenities with Wildlight’s wider town and trails.

Del Webb eTown

A 55+ community inside the tech-forward eTown master plan in Duval, close to the Southside, St. Johns Town Center, the beaches, and major medical, a more urban-convenient active-adult option.

Del Webb Nocatee

Active adults inside Nocatee, one of the top-selling master plans in the country, with access to Nocatee’s extensive amenities plus Del Webb’s own age-qualified clubhouse and programming, near Ponte Vedra and the beaches.

All four are age-qualified (generally at least one resident 55 or older), gated, and built around the amenity-and-lifestyle model. Choosing between them comes down to location and which master plan’s wider amenities and feel you want, which is exactly the kind of comparison a local agent who knows all four can walk you through.

Pros & Cons of Buying a Pulte or Del Webb Home

Pulte & Del Webb vs Other Northeast Florida Builders

Pulte sits in the mid-market, and Del Webb owns the 55+ lane. Here is the honest shorthand against the other major builders here.

Hidden Things Pulte & Del Webb Buyers Should Know

A few things that consistently come up once buyers get serious about a Pulte or Del Webb home in Northeast Florida.

Budget the Del Webb amenity dues

Del Webb’s amenities and lifestyle director are the whole point, and they are funded by dues that run higher than a typical HOA. Build them into your monthly from the start, alongside any CDD, so the lifestyle does not surprise you on the carrying cost.

Most communities carry a CDD

The Landings, Grand Oaks, Wildlight, eTown, and Nocatee are CDD master plans, so a CDD assessment is on the tax bill in addition to HOA and any Del Webb dues. Pull the exact numbers for the specific community before you commit.

The Pulte Mortgage incentive has strings

Pulte’s best incentives (rate buydowns, closing-cost help) usually require financing through Pulte Mortgage. That can be a real deal, but compare the all-in cost (rate, fees, any premium) against an outside lender before committing, which your agent can help you do.

For Del Webb, location is the choice

All four Del Webb communities deliver the same core lifestyle model, so the real decision is location and which master plan’s wider feel and amenities you want: top-schools-area St. Johns, Nassau near Amelia Island, urban-convenient eTown, or amenity-famous Nocatee. Tour more than one before deciding.

Register with your agent before you visit

The Pulte or Del Webb sales agent works for PulteGroup. 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, incentives, lot premium, and contract terms at no cost to you in most cases.

Momentum Expert Insight

Frequently Asked Questions

Related Reading

Explore the master plans where Pulte and Del Webb build that we cover in full, plus our other builder guides.