Crossings at Cypress Trace

Executive Summary

Crossings at Cypress Trace is the attached-price door into the St. Johns school district story: 218 gated townhomes off Race Track Road with recent activity around $295,000 to $310,000 for a 3/2 of about 1,470 square feet (eXp Realty and Zoocasa listing activity, June 2026), in a corridor where detached houses in the surrounding master-planned communities commonly run well above that. The address and the district are the value engine; the attached product is the price of admission.

The deal-deciding fact is the regime: these are condominium-regime townhomes, not fee-simple ones. That means the association fee carries exterior and grounds responsibilities, master insurance sits at the association level, the post-2021 Florida structural reserve rules apply, and your lender will run condo-project review. None of that is bad; all of it is document work that has to start on day one of the contract, not in week three.

The location math is the second engine: Durbin Park and its retail and dining anchor sit minutes away, Race Track Road connects to Bartram Park, I-95, and the 9B interchange network, and Julington Creek Plantation services are close. No CDD has been reported here, which keeps the recurring stack to dues, taxes, and insurance; verify every figure against the current association budget before you write.

Quick Facts

Community Overview & History

The district at an attached price

Crossings at Cypress Trace went up in phases from roughly 2006 to 2012 on Black Cherry Drive off Cypress Trace, part of the build-out wave that filled the land south of Race Track Road as northern St. Johns County became the school-district migration story of Northeast Florida. The brief was attainability inside the district: 218 attached units behind a gate, three bedroom plans of about 1,250 to 1,500 square feet named The Prescott, The Addison, and The Abbey, a real amenity core with a large pool, wading pool, two tennis courts, playgrounds, and a walking path, all organized as a condominium regime so the association handles exterior and grounds and owners handle the inside. That brief still holds. The community is the counterexample for buyers who keep being told the 32259 corridor starts at detached-house money, and it trades on exactly that.

What the Race Track Road position actually buys you

Convenience is the headline: Durbin Park, the big retail and dining hub anchored by major grocery and big-box tenants, sits a few minutes east, Race Track Road runs the east-west spine connecting to Bartram Park, the 9B connector, and I-95, and the Julington Creek Plantation service corridor handles the rest of daily life. Downtown Jacksonville is a real but routine commute up I-95 or via 9B, and the St. Johns Town Center run is similarly straightforward. The trade is corridor reality: Race Track Road carries serious traffic at school and commute hours, and the area around the community is active suburban build-out rather than quiet countryside. Buyers who price the position as commuting and errand math, with the gate buffering the corridor energy, tend to be the ones who stay happy here.

What You Are Actually Buying

One gated community, three named plans, and a condominium regime that shapes every line of the deal. Figures below come from brokerage and portal sources with dates attached; the community trades in modest volume and condition varies between updated and original-finish units, so verify against the latest closed sales for your exact plan.

The Prescott, The Addison, and The Abbey: the three-plan lineup

All three plans are three bedroom layouts with two to two and a half baths, running roughly 1,250 to 1,500 square feet across the community, built in phases from about 2006 to 2012. Recent activity has put a 3/2 of about 1,470 square feet around $295,000 to $310,000 (eXp Realty and Zoocasa listing activity, June 2026). Plan-to-plan differences are about layout and bath count more than lifestyle; the bigger pricing spread is condition, since the oldest buildings are approaching twenty years.

Condo regime, townhome living: what that means here

The units live like townhomes, but the community is organized as a condominium regime, and that is not a technicality. The association fee covers exterior and grounds items, master insurance sits at the association level, the post-2021 Florida reserve and inspection framework applies to the buildings, and lenders run condo-project review before they fund. Pull the declaration, the budget, and the reserve study early; in this community the documents are as much of the purchase as the unit.

The gate and the amenity core: what the fee funds

Gated entry, a large pool with a separate wading pool, two tennis courts, playgrounds, and a walking path is a real package at this price band, and it is all dues-funded. Amenity condition on your tour doubles as a read on association health: a well-kept pool deck and functioning gate usually travel with an honestly funded budget, and the reverse is also true.

Real Estate Market

The working numbers: recent activity has shown a 3/2 of about 1,470 square feet around $295,000 to $310,000 (eXp Realty and Zoocasa listing activity, June 2026), with the community band moving with plan, condition, and the broader attached-product market. Price off closed sales for your exact plan and condition tier rather than community averages, and ask for fresher comps at decision time, because attached product in this corridor moves with financing conditions as much as with demand.

The buyer pool is the district story in miniature: families buying the St. Johns school address at the lowest practical entry, first-time buyers stepping into 32259, downsizers who want the exterior handled, and commuters working the Bartram Park, Durbin Park, and I-95 corridor. Investors appear too, but the leasing rules and condo-review picture shape how viable that lane is at any moment; get both in writing before underwriting a rental.

The honest comparison is all-in monthly against the other attached and small-lot product nearby: Southern Creek and Stonecrest townhomes, Durbin Crossing attached product, and the Bartram Park condo stock across the county line. Run price plus dues plus insurance plus the reserve trajectory side by side with documents, and weight the financing picture heavily, because a condo-regime community that clears conventional project review keeps a wider resale buyer pool than one that has slipped toward cash and portfolio loans.

Market Position

Crossings at Cypress Trace draws a broad range of buyers buying the St. Johns school district at an attached price, first-time buyers entering 32259 below detached-house money, downsizers who want the exterior and grounds handled by the association, commuters working the Durbin Park, Bartram Park, and I-95 corridor, and buyers who want a gate and a real amenity core without a CDD on top.

Schools

A Crossings at Cypress Trace address is served by the St. Johns County School District, the reputation engine behind much of the housing demand in this corridor, and at this price band the district name is a genuine part of the value story. Attendance zones are set by home address and change as this fast-growing part of the county adds schools and rezones, and program options vary year to year, so confirm the exact current zoning and ratings for the specific unit directly with the district before you buy rather than relying on listing-page school fields.

Amenities & Lifestyle

A real amenity core for an attached community at this band, funded by the dues, behind a gate, with the Durbin Park corridor handling everything the community does not.

Gated entry

The gate filters traffic off the Race Track Road corridor and is part of what the fee funds. It is access control and a traffic buffer, not a security guarantee, and its day-to-day condition is one of the fastest reads on how the association maintains everything else it owns.

Large pool and wading pool

The social anchor: a sizeable community pool plus a separate wading pool for small children, a combination that fits the established buyer pool. You get resort-adjacent water without personally owning or insuring any of it, which is precisely the attached-product trade working in your favor.

Two tennis courts

A genuine differentiator at this price band, where most attached communities offer a pool and little else. Court surface condition is another association-health proxy worth noting on your tour.

Playgrounds and walking path

Play areas serve the family market and the walking path adds a loop for dogs and strollers inside the gate. Like the rest of the package, these are dues-funded; confirm exactly which exterior and grounds items the association covers for your unit, because the condo regime makes that list longer than a typical HOA list.

HOA, CDD & Costs

This is a condominium association, and the fee covers exterior and grounds items along with the gate and the amenity core; the current amount needs to be confirmed directly with the association, because condo fees in Florida have moved meaningfully with insurance and reserve requirements in recent years. Get the current fee, the budget, the master insurance picture, and exactly what the association maintains, in writing, before you offer. No CDD has been reported here, which keeps the recurring stack to dues, taxes, and your own interior insurance.

The post-2021 Florida condo framework applies: structural integrity reserve studies and reserve funding requirements that ended the old habit of waiving reserves to keep dues low. With the oldest buildings here dating to roughly 2006, roofs, paint, and paving are entering their replacement windows, so the reserve schedule is the most important document in the deal. An honestly funded association is a safe buy at a fair fee; a deferred one is a special assessment wearing a low fee.

Budget for lender condo-project review as part of your timeline and ask the hard questions on day one: recent lender approvals, the owner-occupancy ratio, any litigation, the insurance renewal picture, and the leasing rules. None of these is automatically a problem in a community like this, but every one of them can reshape the financing, and discovering any of them in underwriting is the expensive version.

Commute Analysis

The position is corridor math: Race Track Road feeds Durbin Park and Bartram Park in minutes, the 9B connector and I-95 put the Town Center and downtown Jacksonville in routine range, and daily errands rarely require the highway at all. The honest caveat is Race Track Road itself, which runs heavy at school and commute hours as this part of the county keeps building out; time your test drives at 8 am and 5 pm before you commit.

Shopping & Dining

Durbin Park is the headline, a few minutes east with major grocery, big-box, dining, and entertainment tenants and more phases still building out, which makes it the default errand and dinner run for this address. The Julington Creek Plantation corridor on SR-13 and Race Track Road adds groceries, pharmacies, and services, Bartram Park fills in more dining and daily retail to the north, and the St. Johns Town Center covers the regional mall run at 20 to 30 minutes. Very little of weekly life requires leaving the corridor.

Pros and Cons

Crossings at Cypress Trace vs. Comparable Communities

Hidden Things Buyers Should Know

The regime is the deal, so work it first

These townhomes are organized as a condominium, and that single fact sets the insurance stack, the applicable Florida statutes, the reserve obligations, and the loan menu. Pull the declaration, budget, reserve study, and insurance certificate before you fall for a unit, and start lender condo-project review the day the contract signs. In this community the paperwork timeline, not the inspection, is usually the long pole.

The 2006 vintage is hitting its capital cycle

Roofs, exterior paint, and paving on buildings from 2006 to 2012 are entering replacement windows under a post-2021 reserve framework that no longer allows kicking the can. Read the reserve study against the component ages, ask about completed and planned projects, and treat a suspiciously low fee as a question rather than a gift.

Durbin Park keeps compounding the location

The retail hub a few minutes east has continued adding phases and tenants, which steadily upgrades the errand-and-dining math for this address without costing the association a dollar. It is the quiet tailwind under resale here: the corridor keeps getting more convenient while the community price point stays the attainable door into it.

Momentum Expert Insight

Selling a Home in Crossings at Cypress Trace

Lead with the two facts that move buyers here: the St. Johns school district address at an attached price, and your unit condition relative to the original-finish stock, itemized with dates if you have updated systems or surfaces. Then remove the doubt that kills condo deals: have the association budget, reserve study, insurance certificate, and regime documents ready at listing, and know whether the project currently clears conventional condo review, because a clean answer there widens your buyer pool on day one.

Market the lifestyle stack deliberately: the gate, the pool and wading pool, the tennis courts, the no-CDD monthly, and Durbin Park minutes away. Price with sources and dates, citing recent activity such as the roughly $295,000 to $310,000 band on a 3/2 of about 1,470 square feet (eXp Realty and Zoocasa listing activity, June 2026), and let the corridor convenience close the case.

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 Crossings at Cypress Trace 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 Crossings at Cypress Trace 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 working number is recent activity around $295,000 to $310,000 for a 3/2 of about 1,470 square feet (eXp Realty and Zoocasa listing activity, June 2026), with the community band moving by plan and condition across roughly 1,250 to 1,500 square feet. The same dollars elsewhere in this corridor buy a Bartram Park condo without the St. Johns district, a smaller attached unit in an older community, or a long wait for a detached outlier. The real budget line is the monthly: price, the condominium fee covering exterior and grounds at an amount you must confirm with the association, interior insurance, taxes, and the reserve-funding trajectory, with no CDD reported helping the math. Run it side by side against Southern Creek, Stonecrest, and Durbin Crossing entry product with current documents; the sticker is the headline, the association budget is the price.

The Future of the Area

Resale Liquidity

Resale here rides on the scarcity of the price point inside the district: as long as Crossings at Cypress Trace remains one of the most attainable gated addresses in the 32259 school corridor, a buyer pool of families, first-timers, and downsizers sits permanently underneath it, and the Durbin Park build-out keeps compounding the convenience story at no cost to owners. The risks to monitor are the financing picture, since a condominium community that slips out of conventional project eligibility narrows its buyer pool to cash and portfolio loans, and Florida condo carrying costs, which are rising statewide under the post-2021 reserve and insurance regime as these buildings age into their capital cycle. Sellers who keep the documents current, prove the monthly math, and present the association picture cleanly will outsell the community average through any cycle.

The Crossings at Cypress Trace Playbook

How we would buy here: confirm the condominium regime documents and the current fee first, because the regime sets the insurance stack, the statutes, and the loan menu before any other question matters. Request the budget, structural reserve study, insurance certificate, owner-occupancy ratio, recent lender approvals, and leasing rules before writing, and start lender condo-project review the day the contract signs, since that review is the long pole in a 218-unit condominium community. Inspect like the vintage: HVAC and water heater dates, building-level roof and paint status from the reserve study, water-intrusion history on shared walls, and the updated-versus-original condition gap priced explicitly. Confirm school zoning with the St. Johns County School District directly, drive Race Track Road at peak hours, and price off closed sales for your exact plan, The Prescott, The Addison, or The Abbey, rather than the community average.

Questions We Would Ask Before Buying Here

Mistakes to Avoid

The expensive mistakes at Crossings at Cypress Trace: assuming the unit is a fee-simple townhome because it looks like one, and discovering the condominium regime in underwriting; treating the sticker as the price and skipping the budget and reserve study on buildings entering their capital cycle; learning the owner-occupancy ratio or a leasing restriction after the loan program or the investment thesis has already been chosen; pricing an original-finish unit off updated comps; budgeting an outdated condo fee in a Florida insurance market that keeps repricing; and skipping the peak-hour Race Track Road test drive. Every one of these is a verification problem, and every one is cheap to avoid before contract.

Live Market: Homes for Sale & Recent Sales

Live MLS inventory for Crossings At Cypress Trace St Johns. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Real closed prices beat any estimate.

Frequently Asked Questions

Related Reading

Shopping the northern St. Johns and Bartram corridor more broadly? Start here.