What is a CDD fee and why does it matter in Jacksonville?

A Community Development District is a special taxing district that financed a community's roads, utilities, and amenities. The bond repayment plus operations appears on your property tax bill each year, often $1,000 to $3,000 or more, on top of HOA dues. Many amenity-rich master-planned communities in Northeast Florida carry a CDD. Communities without one can be found with the No CDD filter on the Momentum Realty neighborhood map.

Which county should a relocating family consider first in Northeast Florida?

Most relocating families start with St. Johns County for its school district reputation, accepting higher prices and CDD fees in the large master-planned communities. Clay County trades commute time for value, and Duval County offers the widest range of neighborhood types with school quality varying by zone.

How do Nocatee, SilverLeaf, and RiverTown compare?

Nocatee is the most built-out and most expensive of the three, with the deepest amenity stack and a CDD assessment on every home. SilverLeaf is newer construction with no CDD. RiverTown centers on St. Johns riverfront amenities. Momentum Realty publishes a detailed three-way comparison with fees and commute trade-offs.

Where do the prices in these neighborhood guides come from?

Every price is attributed to a dated third-party source such as Redfin, Homes.com, Zillow, or builder price sheets. When a community has no firm public figure, the guide says so rather than estimating.

What does the Momentum Realty neighborhood map cover?

The map covers more than 1,700 community guides across Northeast and North Central Florida, from Amelia Island through Jacksonville, Ponte Vedra, and St. Augustine, and inland to Gainesville and Ocala. New guides are added weekly and coverage is expanding across Florida.

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Find the right Jacksonville neighborhood before you buy the wrong house.

Q: Do I need flood insurance in Jacksonville?

It depends on the FEMA flood zone of the specific lot, not the neighborhood name. Lenders require flood coverage in high-risk zones such as AE; in X zones it is optional but sometimes worthwhile. Momentum Realty's flood zone guide covers Jacksonville area by area.

Search 1,754 communities across Northeast Florida by lifestyle, schools, flood risk, golf, waterfront access, carrying costs, and commute. Every dot is an honest guide.

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Compare neighborhoods across the things that actually matter.

Schools, commute times, flood risk, golf lifestyle, HOA and CDD fees, walkability, insurance exposure, waterfront access, and the real local trade-offs. Every dot on the map is a full guide written by agents who close here every month.

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Compare neighborhoods honestly.

Pick up to three communities from the map, or start from a matchup buyers ask us about every week. Pricing is third party and dated. Trade-offs are the real ones.

Nocatee vs Julington Creek vs Eagle Harbor

Three eras of the family master plan. Nocatee is the newest and priciest with the deepest amenity stack and a CDD on every home. Julington Creek Plantation is the mature middle path, same St. Johns schools, older homes, lower entry. Eagle Harbor trades the St. Johns address for Clay County value with golf, lakes, and Doctors Lake boat access.

SilverLeaf vs RiverTown vs Shearwater

The active St. Johns builders race. SilverLeaf leads with no CDD anywhere in the master plan, which changes the monthly math. RiverTown sells the St. Johns riverfront lifestyle and its amenity trail. Shearwater leans outdoor, with its kayak launch and trail system. All three feed top-rated county schools, so the decision usually comes down to fees and drive times.

The three beach towns

Atlantic Beach is the quiet, canopy-road end with the strongest old-beach character. Neptune Beach is the smallest and most walkable to the Beaches Town Center. Jacksonville Beach is the most active and most varied in price, from condos to new construction. Insurance and flood zones deserve a hard look in all three, lot by lot.

Historic urban core

San Marco, Riverside, and Avondale are the walkable, architecture-first answer to the suburbs. No CDD fees and real character, traded against older housing stock, varying school zones, and renovation budgets. If golf-cart suburbia is not your speed, this is where Jacksonville keeps its soul.

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The same honest, data-first approach we bring to buying applies to selling. No inflated teaser numbers, just a real valuation from agents who close in your neighborhood every month, and a straight answer on whether now is the right time.

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The research library.

The map is the front door. Behind it sits the data layer: flood zones, insurance costs, property taxes, school zones, HOA and CDD databases, and live market trackers.

Flood zones by neighborhood

Which areas sit in X zones versus AE zones, and what that means for your insurance bill.

Insurance costs by area

How home insurance exposure differs across the metro in 2026.

Property taxes by ZIP

Millage rates and effective tax bills across Duval, St. Johns, Clay, and Nassau.

HOA and CDD database

The recurring fees, community by community, before they surprise you at closing.

CDD carrying cost calculator

What a CDD assessment really adds to your monthly payment over time.

School zone guides

Which neighborhoods feed which schools, county by county.

St. Johns County schools

The district that drives half the relocation demand in Northeast Florida.

Relocation guide

Moving from out of state: the full playbook for landing in the right area.

Golf community guide

Every notable golf community, from TPC Sawgrass to value courses.

Waterfront guide

River, Intracoastal, and oceanfront living, with the insurance reality attached.

New construction guide

Active builder communities and what incentives actually look like right now.

Builder guides

Who builds what, where, and how their quality reputations compare.

55+ communities

Active adult living from Del Webb to smaller boutique communities.

No CDD communities

Where to buy without a community development district assessment.

St. Johns master plans

Nocatee, SilverLeaf, RiverTown, Shearwater, and the rest, compared.

Housing data and trackers

Inventory, price reductions, rent, affordability, and migration trends, updated.

2026 market outlook

Where the Jacksonville market is heading this year, with the data behind it.

Save Our Homes estimator

How the homestead cap changes your real tax bill when you move.

Straight answers

Neighborhood search FAQ.

What is a CDD fee and why does it matter so much here?

A Community Development District is a special taxing district that financed a community's roads, utilities, and amenities. The bond repayment plus operations shows up on your property tax bill every year, often $1,000 to $3,000 or more, on top of HOA dues. Many of the area's most amenity-rich master plans carry one. If you want to avoid it entirely, start with our no CDD communities guide or use the No CDD filter on the map, then run the numbers in the CDD carrying cost calculator.

Do I need flood insurance in Jacksonville?

It depends on the flood zone of the specific lot, not the neighborhood name. Plenty of waterfront-adjacent communities sit safely in X zones while inland pockets near creeks carry AE designations. Lenders require flood coverage in high-risk zones; elsewhere it is optional but sometimes smart. Our flood zone guide and insurance cost breakdown cover this area by area.

Which county should a relocating family shortlist first?

Most relocating buyers start with St. Johns County for its school district reputation, and pay for it through higher prices and CDD fees in the big master plans. Clay County trades commute time for value. Duval offers the widest range, from historic walkable neighborhoods to suburban master plans, with school quality varying by zone. Compare options in our county school guides for St. Johns, Duval, Clay, and Nassau.

How do Nocatee, SilverLeaf, and RiverTown actually compare?

Nocatee is the most built-out and most expensive, with the deepest amenity stack and a CDD on every home. SilverLeaf's headline is no CDD with newer construction. RiverTown sells the St. Johns riverfront lifestyle. The honest matchup, including fees and commute trade-offs, is in our three-way comparison, or load all three into the compare tool above.

Where do the prices on this page come from?

Every price in our guides is attributed to a dated third party source: Redfin, Homes.com, Zillow, or builder price sheets, never invented and never pulled from private MLS feeds. When a community has no firm public figure, we say so instead of guessing. Each guide shows its sources inline.

What does this map cover, and is it growing?

Right now the map holds 439 community guides across Northeast and North Central Florida, from Amelia Island down through St. Augustine and inland to Gainesville and Ocala. New guides are added every week, and coverage is expanding across Florida. If a community you care about is missing, tell us and we will research it.

The full library

Browse all 694 neighborhood guides.

Prices with sources. Schools, fees, flood zones, commutes, and the trade-offs. Every guide.

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Alta Lakes

D.R. Horton single-family community in northeast Jacksonville near River City Marketplace and the airport, with a pool, splash park, sports courts, and gym. 4BR homes; from ~high $200s (builder, late stage).