What's in this guide
- Executive Summary
- Quick Facts
- Community Overview & History
- Neighborhoods & Areas
- Real Estate Market
- Who Lives Here
- Schools
- Amenities & Lifestyle
- HOA, CDD & Costs
- Commute Analysis
- Shopping & Dining
- Pros & Cons
- Neighborhood Comparisons
- Hidden Things to Know
- Momentum Expert Insight
- Live Listings & Recent Sales
- Flood Zones & Insurance
- Internet & Connectivity
- The Tax Reality
- What Your Budget Buys
- The Future of the Area
- Resale Liquidity
- The Buyer Playbook
- Questions to Ask
- Mistakes to Avoid
- Price History Since 2023
- Frequently Asked Questions
Executive Summary
Brandon Lakes at Silver Landing is a Dream Finders Homes townhome community, not D.R. Horton despite what some aggregators imply, inside the Silver Landing district of the SilverLeaf master plan, actively selling since roughly 2022.
The two-story townhomes run about 1,396 to 1,445 square feet, priced 329,990 to 354,990 dollars per NewHomesMate, Jome, and the Dream Finders site fetched June 2026, which makes this one of the lowest entry prices into SilverLeaf.
SilverLeaf carries no CDD community-wide; the townhome HOA amount was not confirmed by third-party sources at publish time, and maintenance-included townhome dues are typically meaningful, so get the exact figure and coverage in writing.
Quick Facts
| Category | Detail |
|---|---|
| Location | Inside the Silver Landing district of SilverLeaf, off SilverLeaf Parkway, St. Augustine |
| County | St. Johns County |
| ZIP code | 32092 |
| Homes | Two-story townhomes by Dream Finders Homes |
| Built | Actively selling, roughly 2022 to present |
| Home sizes | About 1,396 to 1,445 square feet |
| Amenities | SilverLeaf network: pools, tennis, pickleball, dog parks, golf-cart trails |
| Schools | St. Johns County School District (top-rated; confirm zoning by address) |
| Gate / HOA | No CDD SilverLeaf-wide; townhome HOA amount unconfirmed, expect maintenance-included dues, verify |
Community Overview & History
The townhome doorway into SilverLeaf
SilverLeaf is the dominant master plan story in St. Johns County, thousands of acres with a no-CDD structure that sets it apart from nearly every competitor, and Silver Landing is one of its major districts. Brandon Lakes is the townhome product inside that district: Dream Finders attached homes that put the SilverLeaf amenity network, pools, tennis, pickleball, dog parks, and golf-cart trails, within reach of buyers who cannot or do not want to stretch to the single-family pricing.
How it feels on the ground today
Brandon Lakes is an active construction community: models, inventory homes, and Dream Finders sales staff, with the wider Silver Landing district building out around it. The SilverLeaf amenity network is the lifestyle, and golf carts are part of the daily texture. One practical note for resale shoppers later: the MLS frequently records this community as brandon lakes townhomes, so search both names or you will miss listings.
The Townhome Product
Brandon Lakes is one builder and one product type, so the decisions are plan, position, and the new-versus-inventory timing.
The two-story plans
Roughly 1,396 to 1,445 square feet, a tight band, with living space down and bedrooms up; the differences come down to bedroom count, layout details, and included features.
End units versus interior
End units take one shared wall instead of two and usually more light and yard; they carry premiums that tend to hold on resale.
Pond and buffer positions
Units backing water or buffer instead of the next building row are the position play in an attached product.
New build versus inventory
Dream Finders rotates quick move-in inventory with incentives and rate buydowns; confirm current availability, because the inventory deal often beats the build-from-dirt math.
Real Estate Market
Per NewHomesMate, Jome, and the Dream Finders site fetched June 2026, pricing runs 329,990 to 354,990 dollars, which positions Brandon Lakes among the most attainable new-construction entries into SilverLeaf and into St. Johns County generally.
The buyer pool is first-time buyers chasing the school district, downsizers who want the SilverLeaf lifestyle without the yard, and investors watching the entry price point, subject to whatever leasing rules the association sets.
While the builder is actively selling, resale competes directly with new inventory and incentives, so early resale sellers need realistic pricing; the long game is the SilverLeaf demand engine.
Who Lives Here
Brandon Lakes draws first-time buyers who want St. Johns schools at the lowest new-construction entry into SilverLeaf, lock-and-leave downsizers, and households who value the amenity network over private square footage.
Schools
Brandon Lakes at Silver Landing is served by the top-rated St. Johns County School District, with attendance zones by home address. Confirm the exact zoning for a Brandon Lakes at Silver Landing address before you buy. SilverLeaf has school sites planned within the master plan over time; confirm the current zoned schools for any specific address with the district before you write an offer.
Amenities & Lifestyle
The amenity story is the SilverLeaf network itself, which is the main thing you are buying with the dues.
SilverLeaf pools
Multiple pool campuses across the master plan, accessible to residents across districts.
Tennis and pickleball
Court complexes within the SilverLeaf amenity network.
Dog parks
Dedicated dog parks, a SilverLeaf signature that residents actually use.
Golf-cart trails
The trail network that ties the districts together and defines how people move around SilverLeaf.
HOA, CDD & Costs
SilverLeaf famously carries no CDD community-wide, which separates it from nearly every competing master plan in the county.
The Brandon Lakes townhome HOA amount was not confirmed by third-party sources at publish time; townhome dues here are expected to include exterior and grounds maintenance, which makes them larger than single-family dues but covers real costs. Get the exact figure and coverage list in writing from the builder.
Stack the full monthly math, HOA plus insurance plus taxes, against a single-family alternative before deciding; maintenance-included dues often close most of the apparent gap.
Commute Analysis
| Destination | Typical drive |
|---|---|
| SilverLeaf amenity campuses | Minutes by golf cart or car within the master plan |
| CR-210 corridor retail | About 15 minutes |
| I-95 via CR-210 or International Golf Parkway | About 15 minutes |
| Downtown St. Augustine | About 30 minutes |
| Jacksonville Southside | About 35 minutes |
Brandon Lakes sits inside Silver Landing off SilverLeaf Parkway: daily life runs on the internal SilverLeaf network, and the CR-210 and International Golf Parkway connections carry the commute to I-95.
Shopping & Dining
SilverLeaf has commercial parcels coming online as the master plan builds out, the CR-210 corridor covers groceries and retail about 15 minutes away, and the World Golf Village and Murabella plazas fill the gaps to the south.
Pros and Cons
Pros
- Lowest-priced new-construction doorway into SilverLeaf
- No CDD across the entire master plan
- Full SilverLeaf amenity network: pools, tennis, pickleball, dog parks, golf-cart trails
- Dream Finders inventory homes and incentives rotate regularly
- St. Johns County schools at an attainable price point
Cons
- Townhome HOA amount unconfirmed at publish time; get it in writing
- Resale competes with active builder inventory until buildout
- Construction activity is part of daily life for now
- Tight 1,396 to 1,445 square foot band limits growing room
- Retail inside SilverLeaf is still building out, so errands run to CR-210
Brandon Lakes at Silver Landing vs. Comparable Communities
| Community | How it compares to Brandon Lakes at Silver Landing |
|---|---|
| Silver Landing at SilverLeaf | The surrounding district itself, with the single-family alternative to the townhome product. |
| SilverLeaf | The master plan overview, for understanding what the amenity network and no-CDD structure really mean. |
| Cordera Townhomes | The competing townhome product in the St. Augustine orbit for an attached-home comparison. |
Hidden Things Buyers Should Know
The builder mix-up
Aggregators and even some agents attribute Brandon Lakes to D.R. Horton; it is a Dream Finders Homes community, and the included features, warranty, and incentive structures follow Dream Finders practice, not Horton.
The MLS naming gap
The MLS frequently records this community as brandon lakes townhomes rather than Brandon Lakes at Silver Landing; resale searches that only use the marketing name miss listings.
The dues-versus-CDD reframe
Buyers flinch at maintenance-included townhome dues, then pay a comparable amount in CDD assessments plus their own lawn care elsewhere; run the full stack side by side and the SilverLeaf townhome math is more competitive than the sticker suggests.
Momentum Expert Insight
Brandon Lakes is the value play inside the most important master plan in the county: you trade square footage and a private yard for the SilverLeaf network, no CDD, and the lowest new-construction entry price in the area.
My advice is to negotiate the inventory homes hard, get the townhome HOA figure and coverage list in writing before contract, and pick an end unit or water-backing position if the budget allows, because position is the resale story in attached product.
Selling a Home in Brandon Lakes at Silver Landing
While Dream Finders is still selling new, your resale competes with builder incentives, so we price realistically against the active inventory and lead with whatever the builder cannot offer: your position, upgrades, and a finished, lived-in product.
We also list under both community names the market actually searches, because the brandon lakes townhomes MLS naming costs sellers visibility when it is handled lazily.
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Flood Zones & Insurance
St. Johns County flooding concentrates near the Intracoastal, the coast, and the creeks and marshes, while many inland master-planned communities sit in lower-risk zones.
The reliable move is to pull the FEMA flood designation for the exact Brandon Lakes at Silver Landing address before you write an offer, since two homes in the same area can fall in different zones. A home in Zone X can cost far less to insure than one near water in Zone AE. Get a bindable flood and homeowners quote during your inspection period, so the cost is in your monthly math before you commit, not after.
Internet & Connectivity
St. Johns County is well served by AT&T (fiber in most newer communities) and Xfinity (Comcast), though fiber availability still varies by street. If working from home matters, confirm the options, and fiber in particular, at the specific Brandon Lakes at Silver Landing address rather than assuming.
The Tax Reality
St. Johns County total millage varies by district, and CDD assessments are common in the master-planned communities, which adds to the all-in cost on top of the millage. The Florida homestead exemption for 2026 is 51,411 dollars for those who qualify, and the deadline to file a new homestead exemption is March 1.
The trap to plan for is the post-sale reset: when you buy, the Save Our Homes cap from the previous owner ends and the assessed value resets to the new just value, so your second-year tax bill is often higher than the seller current one. Budget the true number, and confirm whether the specific home carries a CDD or other assessment that is billed separately from the millage and is not reduced by the homestead exemption.
What Your Budget Buys Here
The same budget buys very different homes across Brandon Lakes at Silver Landing and the surrounding area, depending on age, size, lot, and condition. Rather than anchor on the asking price or the neighborhood average, price any specific home off the most recent comparable sales, and weigh what your money would buy in the nearby alternatives before you commit.The Future of the Area
St. Johns County continues to grow, with new rooftops, retail, and road work reshaping parts of the area. That growth supports long-run demand, but it can also add competing inventory and construction traffic in the near term, so factor both the upside and the disruption into your timing and your pricing.Resale Liquidity
How quickly a Brandon Lakes at Silver Landing home resells comes down to presentation, condition, and pricing against the latest comparable sales rather than the neighborhood average. Homes that are priced correctly and shown well tend to move, while overpriced or dated homes sit. We track the active and sold comparable set so a Brandon Lakes at Silver Landing home is priced to the real market.The Brandon Lakes at Silver Landing Playbook
If you are buying in Brandon Lakes at Silver Landing, here is how we would approach it: pull the flood zone and a real insurance quote for the specific address, confirm the HOA dues and whether a CDD applies, compare what your budget would buy nearby, and price the home off the closest comparable sales rather than the asking price. If you are buying any new-construction home, bring your own agent before you register, since the on-site representative works for the builder, not for you.
Questions We Would Ask Before Buying Here
Ask the seller
- What flood zone is this exact address in?
- What are the HOA dues, and is there a CDD or special assessment?
- What did the last few comparable homes actually sell for?
- How old are the roof, HVAC, and water heater?
- What is the true second-year tax estimate after reassessment?
Ask yourself
- Does the commute to work, schools, and daily life actually work?
- Do I need fiber internet, and is it at this address?
- Am I pricing against the right comparable sales, not the average?
- Does the lot and the condition fit my budget and my resale plan?
Mistakes to Avoid
The common ones around Brandon Lakes at Silver Landing: trusting the seller current tax bill instead of the post-sale reset; skipping the address-specific flood check; assuming fiber is at every home; and pricing off the neighborhood average rather than the closest comparable sales. Each is avoidable with the right diligence, which is exactly where having your own agent pays off.
Price History: What Homes Here Have Actually Sold For
Median sale prices in Brandon Lakes At Silver Landing St Augustine year by year since 2023, from closed MLS sales. Long-run history beats any single estimate: it shows what this community has actually done through rate cycles, not what a model guesses.
Frequently Asked Questions
Where is Brandon Lakes at Silver Landing?
Who builds Brandon Lakes?
What do the townhomes cost?
How big are the townhomes?
Is there a CDD?
What is the HOA?
What amenities do residents get?
Why do MLS listings say brandon lakes townhomes?
What schools serve the community?
Is it gated?
Are quick move-in homes available?
Can I use a golf cart?
How far is I-95?
How does it compare to the Silver Landing single-family homes?
Who should I call about Brandon Lakes at Silver Landing?
Do I need my own agent to buy here?
Related Reading
If you are weighing Brandon Lakes against the rest of SilverLeaf and the townhome market, these guides are a good next step.