Active new construction in Northeast Florida.

The state of new construction in NEFL

Northeast Florida remains one of the most active new-construction markets in the country in 2026. Approximately 30+ active builders are selling in 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. Median new build $580K-$1.2M.
• → RiverTown (St. Johns County). Master-planned along the St. Johns River. Lennar, Mattamy, Dream Finders. $450K-$900K.
• → eTown (southern Duval). Newer master-planned community near the southside. ICI Homes, Providence Homes. $500K-$1.2M.
• → Bartram Park (St. Johns / southern Duval). Established but still actively building. Mix of builders. $450K-$850K.
• → World Golf Village (northern St. Augustine). Multiple active sections. Toll Brothers, ICI. $450K-$1.2M.
• → Crosswater (Nocatee section). Pulte, Toll Brothers. $750K-$1.2M.
• → Wildlight (Nassau County / Yulee). Newer master-planned. Multiple builders. $400K-$750K.

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, often by 1-3 percentage points for the first 1-3 years or sometimes permanently. This is the most valuable incentive in the current rate environment.

Closing cost credits: The builder covers $5,000-$20,000+ of buyer closing costs. Sometimes available in addition to rate buydowns.

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. The builder pays the buyer agent commission as part of their normal sales budget. 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 ($1,200-$3,500/year) on top of property taxes. Verify the exact amount for your specific lot.
• → HOA fees: Range from $300-$3,000+/year depending on amenities.
• → 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 of $10K-$100K+.
• → Design center process: Most builders require design center selections within 30-60 days of contract. Selections often run $30K-$100K+ above base price.