Active new construction in Northeast Florida.
Where builders are building, what they are offering in incentives, and which communities are absorbing inventory in 2026. New-construction share of active listings from the realMLS live feed.
The state of new construction in NEFL
Northeast Florida remains one of the most active new-construction markets in the country in 2026. Multiple national and regional builders are selling across the Jacksonville metro, with concentrated activity in St. Johns County (Nocatee, RiverTown, World Golf Village, Crosswater) and southern Duval (eTown, Bartram Park).
Resale inventory has rebuilt since 2022, which means builders face more competition from existing homes than they did at the peak. The result is meaningful buyer incentives that did not exist three years ago.
Active master-planned communities
- → Nocatee (St. Johns County). Multiple builders. Twenty Mile, Greenleaf, Tidewater, Coastal Oaks, Crosswater Village, Settler's Landing. Continuous new inventory across a wide range of price points.
- → RiverTown (St. Johns County). Master-planned along the St. Johns River. Lennar, Mattamy, Dream Finders. Mid-market and upper-mid pricing.
- → eTown (southern Duval). Newer master-planned community near the southside. ICI Homes, Providence Homes. Upper-mid and luxury pricing.
- → Bartram Park (St. Johns / southern Duval). Established but still actively building. Mix of builders and price points.
- → World Golf Village (northern St. Augustine). Multiple active sections. Toll Brothers, ICI. Mid-market and luxury pricing.
- → Crosswater (Nocatee section). Pulte, Toll Brothers. Nocatee's premium luxury village.
- → Wildlight (Nassau County / Yulee). Newer master-planned. Multiple builders. Entry to upper-mid pricing.
Builder incentives in 2026
Builders typically offer one of three types of incentives in the current market, often in combination.
Rate buydowns: The builder pays to reduce the buyer's mortgage rate for an initial period or sometimes permanently. This is the most valuable incentive in the current rate environment; the depth of the buydown varies by builder, community, and the specific home.
Closing cost credits: The builder covers a portion of buyer closing costs. Sometimes available in addition to rate buydowns. Amounts vary and are not advertised publicly — ask directly.
Upgrade packages: The builder includes upgraded finishes, appliances, or design center options at no additional cost.
Most builders will not advertise the maximum incentive. The actual offer depends on the specific home, the timing, and how aggressively you (or your agent) negotiate.
Why use a buyer's agent for new construction
The single most important thing buyers get wrong about new construction is assuming they do not need representation. The builder's on-site sales rep works for the builder, not for you.
A buyer's agent representing you in a new-construction transaction can negotiate the incentive package, review the construction contract before you sign, schedule independent inspections during construction, and advocate for warranty claims after closing. Builder compensation to a buyer's agent is negotiable, and many builders offer to cover some or all of it from their sales budget, set out in your written buyer agreement. Using an agent does not cost you anything.
Many buyers walk into a builder sales office, register without an agent, and then cannot bring one in later. Bring your agent on the first visit if you are seriously considering new construction. More on builder representation here.
What to verify on any specific new build
- → CDD bond: Master-planned communities in Florida often carry CDD bond payments on top of property taxes. Verify the exact amount for your specific lot — it varies by district and lot.
- → HOA fees: Vary widely depending on amenity level and community tier. Verify the specific HOA disclosure before going under contract.
- → Builder warranty: Standard structural warranty runs 10 years. Workmanship warranty runs 1 year. Verify what is included and what is excluded.
- → Closing timeline: New construction closings can slip. Plan accordingly.
- → Lot premiums: Builders price lots separately from homes. Pond, preserve, and golf course lots carry premiums that vary significantly. Verify the specific lot premium before contract.
- → Design center process: Most builders require design center selections within 30-60 days of contract. Selections routinely run well above the base price — understand the full cost before signing.
Several Momentum agents handle new construction transactions routinely. We know the builder representatives, the actual incentive ranges, and which builders are responsive to warranty claims. Contact us before you tour a builder sales office without representation.
Primary sources: realMLS live county feed (new-construction share: NewConstructionYN flag on active listings; note that builder spec homes not listed in MLS are not counted). Builder community list is editorial content based on public builder sales reports and site visits. Builder offerings change frequently. Always verify current inventory and incentives directly with the builder. Source: Data provided by realMLS.
Important: Information on this page is for general informational purposes only and is not financial, legal, tax, or insurance advice. Always consult a licensed professional for guidance specific to your situation.
Affiliated Business Arrangement: The principal owners of Momentum Realty, Jon Brooks and Brittany Brooks, have a 50% ownership interest in Titan Title Services LLC. You are not required to use Titan Title Services LLC. There are frequently other settlement service providers available with similar services; you are free to shop around to determine that you are receiving the best services and rate. See full disclosures →
County new-construction share: realMLS live feed, refreshes twice daily. Builder community list: editorial, verified periodically.
What changed since June 20, 2026
Updated November 4, 2026. The guidance above still applies; the market figures around it have moved since June 20, 2026. In Jacksonville, the median sold price over the past 12 months was $304,990 (up 0.8% from $302,500 a year earlier), with 4,110 homes for sale, 1,389 pending and 3.9 months of supply as of November 4, 2026. Duval County had 4,231 active listings and 1,405 pending sales on November 4, 2026, with 13,435 closings over the past 12 months (down from 13,771 the 12 months before). The median list price was $304,888, or $186 per square foot, the median active listing had been on the market 63 days, and 3.8 months of supply reads as a seller's market on our scale.
Mortgage rates rose: the 30-year fixed averaged 6.47% in Freddie Mac's survey for the week of June 18, 2026 and 7.24% for the week of October 29, 2026. On a $304,990 home (the median sold price above) with 20% down, that moves principal and interest from about $1,537 to about $1,663 a month, roughly $125 more (our arithmetic; taxes and insurance not included).
Is it a buyer's or seller's market in Duval County right now?
With 3.8 months of supply on November 4, 2026, Duval County reads as a seller's market on our scale (under 4 months favors sellers, 4 to 6 is balanced, over 6 favors buyers). Individual neighborhoods and price ranges can differ.
How long are homes in Duval County taking to sell?
The median active listing had been on the market 63 days as of November 4, 2026, and 1,405 homes were pending against 4,231 active. Well-priced homes go under contract faster than that median.
Newer on this topic:
- Builder incentive calculator
- Rate buydown reset calculator
- Duval County Market Pulse
- Kings Crossing, a coming-soon community in Jacksonville
Sources: Momentum Realty county and city figures computed from realMLS (NEFAR) listing data as of November 4, 2026 (12-month closings; list price, price per square foot and days on market from current active listings); Freddie Mac Primary Mortgage Market Survey via FRED, weeks of June 18, 2026 and October 29, 2026. Figures change daily; verify before relying on them. Equal Housing Opportunity.