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
- 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
- Frequently Asked Questions
Executive Summary
The Enclave at Treaty Oaks is the larger-plan D.R. Horton neighborhood inside the Treaty Oaks community in south St. Augustine, off Wildwood Drive near SR-207 and I-95. Plans run from about 2,363 to 3,530 square feet, including 4 and 5 bedroom designs with 3-car garages.
Residents get the Treaty Oaks clubhouse, pool, and fitness center, and the 50-acre county-run Treaty Park sits next door with pickleball, tennis, basketball, ball fields, a skate park, and a dog park, a public amenity most communities cannot match.
For pricing context, these are newer-construction family homes in the attainable St. Augustine band. Confirm any remaining builder inventory and price resales off recent comparable sales.
Quick Facts
| Category | Detail |
|---|---|
| Location | Off Wildwood Drive near SR-207 and US-1, south St. Augustine, next to Treaty Park |
| County | St. Johns County |
| ZIP code | 32086 |
| Homes | Single-family homes, many with 3-car garages |
| Built | Newer D.R. Horton construction in the Treaty Oaks master plan |
| Home sizes | About 2,363 to 3,530 square feet |
| Amenities | Clubhouse, pool, fitness center; Treaty Park next door |
| Schools | St. Johns County School District (top-rated; confirm zoning by address) |
| Gate / HOA | HOA |
Community Overview & History
Bigger plans next to a 50-acre county park
South St. Augustine along SR-207 and Wildwood Drive has become one of the most practical family corridors in the area: minutes to I-95, US-1, the beaches, and the historic district. Treaty Oaks is its master plan, and the Enclave is the section with the larger D.R. Horton designs.
How it feels on the ground today
The Enclave reads as a fresh family neighborhood: new streets, the amenity campus with the pool and fitness room, and Treaty Park next door doing the heavy lifting for sports and weekend life. The 3-car garages and 5-bedroom plans pull move-up families.
The Community and What You Are Buying
The Enclave is a single-builder D.R. Horton section, so the choice comes down to the plan, the lot, and builder inventory versus resale.
Larger D.R. Horton plans
Designs from about 2,363 to 3,530 square feet, including the Destin series, many with 3-car garages.
Preserve and pond lots
Buffer lots carry a modest premium for privacy.
Builder inventory versus resale
As the section builds out, weigh remaining builder homes against early resales.
Real Estate Market
The Enclave appeals to move-up families who want newer construction with real square footage and a 3-car garage at a St. Augustine price.
These are newer-construction homes in the attainable band for south St. Augustine. Price a specific home off the closest comparable sales.
The Treaty Park adjacency and the commute math keep family demand steady in this corridor.
Who Lives Here
The Enclave draws move-up families who want space, a 3-car garage, newer construction, and a county park next door, minutes from I-95 and the beaches.
Schools
the Enclave at Treaty Oaks is served by the top-rated St. Johns County School District, with attendance zones by home address. Confirm the exact zoning for a the Enclave at Treaty Oaks address before you buy.
Amenities & Lifestyle
The community amenity campus plus the county park next door cover nearly everything.
Clubhouse and pool
The Treaty Oaks clubhouse and pool anchor the community.
Fitness center
A community fitness room covers the basics.
Treaty Park next door
The 50-acre county park adds pickleball, tennis, basketball, ball fields, a skate park, and a dog park.
Shopping nearby
The Treaty Oaks shopping center area and Cobblestone Village are minutes away.
HOA, CDD & Costs
Treaty Oaks has an HOA that funds the clubhouse, pool, and fitness center. Confirm the current dues and any CDD or special assessments for a specific home.
Confirm builder warranty transfer terms on early resales.
Pull the flood designation for the specific address and a current insurance quote.
Commute Analysis
| Destination | Typical drive |
|---|---|
| I-95 | About 5 to 10 minutes |
| Historic St. Augustine | About 10 to 15 minutes |
| St. Augustine Beach | About 15 minutes |
| Cobblestone Village shopping | About 5 to 10 minutes |
| Jacksonville Southside | About 40 to 45 minutes |
The Enclave sits in the SR-207 and Wildwood corridor, so I-95, US-1, the historic district, and the beaches are all an easy run, which is exactly why south St. Augustine has become a family staple.
Shopping & Dining
Everyday shopping runs along US-1 and at Cobblestone Village, with the Treaty Oaks shopping center area adding nearby options, and the historic district about fifteen minutes away.
Pros and Cons
Pros
- Larger newer plans, about 2,363 to 3,530 sqft, many with 3-car garages
- Clubhouse, pool, and fitness center
- The 50-acre Treaty Park next door
- Minutes to I-95, US-1, and the beaches
- Attainable move-up pricing for St. Johns County
Cons
- Single-builder product, so plans repeat
- Newer community, short resale history
- Confirm HOA and any CDD per home
- Two-story plans dominate the larger designs
- SR-207 corridor is growing fast, expect construction
Enclave at Treaty Oaks vs. Comparable Communities
| Community | How it compares to Enclave at Treaty Oaks |
|---|---|
| St. Augustine Shores | The established neighbor with golf and the river pier, a comparison for buyers weighing established value. |
| St. Augustine Lakes | The Lennar alternative off SR-16, a comparison for buyers weighing price and location. |
| Entrada | The new-construction alternative south on US-1, a comparison for buyers weighing price and amenities. |
Hidden Things Buyers Should Know
The park does the work
Treaty Park gives residents a county-funded amenity campus, courts, fields, skate park, dog park, without it touching the HOA dues.
Warranty math on resales
Early resales may still carry transferable builder structural warranty; confirm the terms.
Corridor growth
The SR-207 corridor is adding rooftops and retail fast, which supports values but means construction traffic near-term.
Momentum Expert Insight
The Enclave is the practical move-up play in south St. Augustine: real square footage, a 3-car garage, and a county park next door, at a price the same home cannot touch in the CR-210 corridor.
My advice is to compare remaining builder inventory against early resales, confirm the dues and any CDD, and let the Treaty Park adjacency weigh into the value, because it is effectively free amenity.
Selling a Home in Enclave at Treaty Oaks
Selling in the Enclave is about presenting the square footage, the garage, and the park adjacency to move-up families, and pricing correctly off the closest comparable sales.
We price from the most recent comparable homes, account for the lot and options, and market the Treaty Park lifestyle to the families who shop south St. Augustine.
Get a no-obligation home value for your Enclave at Treaty Oaks home, based on real comparable sales in the community rather than an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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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 Enclave at Treaty Oaks 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 Enclave at Treaty Oaks 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 Enclave at Treaty Oaks 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 Enclave at Treaty Oaks 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 Enclave at Treaty Oaks home is priced to the real market.The Enclave at Treaty Oaks Playbook
If you are buying in Enclave at Treaty Oaks, 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 Enclave at Treaty Oaks: 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.
Frequently Asked Questions
Where is the Enclave at Treaty Oaks?
Who builds in the Enclave at Treaty Oaks?
Do homes in the Enclave have 3-car garages?
What do homes in the Enclave cost?
What amenities does Treaty Oaks have?
What is Treaty Park?
What schools serve the Enclave at Treaty Oaks?
Is the Enclave at Treaty Oaks gated?
How far is the Enclave from St. Augustine?
How far is the Enclave from the beach?
Does the Enclave have a CDD?
Is the Enclave good for families?
Are there homes still available from the builder?
What is near the Enclave at Treaty Oaks?
Who should I call about buying in the Enclave at Treaty Oaks?
Do I need my own agent to buy in the Enclave?
Related Reading
If you are weighing the Enclave at Treaty Oaks against other St. Augustine communities, these guides are a good next step.