The Complete eTown Guide. (2026)

Executive Summary

eTown is Southside Jacksonville's smart, sustainability-focused master-planned community, located along State Road 9B between St. Johns Town Center and Flagler Center. Developed by The PARC Group on approximately 1,500-1,700 acres with 50% retained as natural areas, eTown is built around a different thesis than every St. Johns County master-planned community in this guide library. eTown competes on three things: elite location (closer to Mayo Clinic, St. Johns Town Center, and the beaches than any St. Johns alternative), future amenity ambition (the Jacksonville Surf Park is breaking ground in 2026 and opens Q1 2028 with a 56-module Wavegarden Cove lagoon), and smart-community design (technology-integrated home packages, energy-efficient construction, sub-neighborhoods named after famous scientists). It's also one of the few major master-planned communities in Duval County rather than St. Johns.

eTown's location advantage is the structural fact most buyers don't fully appreciate. The community sits east of I-295 in the 32256 ZIP code, putting it within 15-20 minutes of Mayo Clinic, less than 10 miles from St. Johns Town Center, 15 miles from the beaches and downtown Jacksonville, and adjacent to the Baymeadows/Deerwood employment corridor. No St. Johns County master-planned community is this central. Beachwalk, Nocatee, SilverLeaf, JCP — all are further from Mayo, further from Town Center, further from the beaches. For a working professional with employment in Southside Jacksonville, the eTown commute advantage compounds to hours saved per week.

The schools are Duval County, not St. Johns, which is the trade-off. eTown feeds Mandarin Oaks Elementary (B+ Niche), Twin Lakes Academy Middle (C+ Niche), and Atlantic Coast High School (A- Niche, US News #181 in Florida, 51% AP participation). Atlantic Coast HS is the strongest high school in Duval County by most measures, established 2010, with specialized Career Academy programs in game design, computer science, digital video, and engineering. It's not Creekside or Ponte Vedra HS at the very top of St. Johns County, but it's substantially better than typical Duval County high schools and competitive with the best schools nationally on AP rigor and college preparation.

eTown homes range approximately $185,000 (condos) to $975,000+, with the median home price around $459,000 as of May 2026. Days on market run about 90 days, slower than the national average and slower than St. Johns master-planned alternatives. The slower velocity reflects two factors: continuous new construction supply across 5 active builders (Toll Brothers, ICI Homes, David Weekley, Providence Homes, Pulte for the Del Webb 55+ section), and the still-developing nature of the broader amenity package. Pricing has declined approximately 5-10% year-over-year, which has improved buyer leverage.

eTown works best for: working professionals in Southside Jacksonville, healthcare workers (Mayo Clinic, Baptist, UF General), buyers prioritizing commute over premium St. Johns schools, those drawn to the Surf Park as a future amenity, technology-oriented buyers who value smart-home integration, and 55+ buyers considering the gated Del Webb sub-neighborhood. It works less well for: buyers prioritizing top-tier St. Johns schools (Creekside, Ponte Vedra HS are not options), anyone wanting an established mature neighborhood with settled trees (eTown is still actively building), and price-sensitive buyers compared to SilverLeaf (which is similar pricing but in St. Johns).

Quick Facts

Community Overview & History

eTown was conceived by The PARC Group, an experienced Jacksonville-area master-planned community developer, with a different thesis from typical Florida master-planned communities. Rather than competing on signature amenity infrastructure (lagoons, town centers, golf), eTown was designed around four organizing principles: technology integration (smart-home packages, fiber connectivity, energy-efficient construction), sustainability (50% of total acreage retained as natural area, native vegetation, low-impact development), centralized walkable design (amenities clustered for biking and walking access), and elite Southside location (the 9B corridor with direct access to Mayo Clinic, Town Center, and the beaches).

The community's sub-neighborhoods are named after famous scientists — Nobel, Marconi, Kettering, Edison, and others — reflecting the technology-and-innovation thesis. This naming convention is more than marketing; it reflects the developer's intent to attract residents who value education, technology, and innovation. The community broke ground in the late 2010s with initial sales around 2018. Most current sub-neighborhoods came online between 2018 and 2024.

The multi-builder strategy includes 5 active builders covering different price tiers and sub-neighborhoods. Toll Brothers offers premium and luxury single-family in Marconi and similar sections. ICI Homes (a Daytona-based builder with strong Northeast Florida presence) builds in Nobel and Marconi on 40-60-foot lots. David Weekley Homes builds in the gated Marconi neighborhood and contributes to Nobel. Providence Homes is also active across multiple sections. Pulte Homes operates the gated Del Webb at eTown 55+ sub-neighborhood with the Stellar Grand model and other age-restricted floor plans.

As of 2026, eTown is approximately 50-60% built out across its sub-neighborhoods, with active new construction continuing in multiple areas. The community has approximately 1,900 planned homes at full build-out across roughly 1,500-1,700 total acres. The 50% natural area preservation means the per-home land footprint feels more spacious than the simple unit count would suggest. Many homes back to preserve, with mature pine and oak coverage retained from the original site.

For buyers, this matters: eTown is one of the few master-planned communities in Northeast Florida with a major future amenity that hasn't opened yet. The Jacksonville Surf Park represents a meaningful upside option — if it opens on schedule in Q1 2028 and delivers on the marketed amenity package, eTown's value proposition shifts dramatically. If construction is delayed or scope is reduced, the upside narrows. Buyers should factor this option value (and its uncertainty) into purchase decisions.

Real Estate Market

eTown's real estate market is shaped by three forces: the elite Southside location, the continuous new-construction supply across 5 builders, and the future Surf Park amenity option. Understanding how these forces interact is essential to making smart decisions.

Current Pricing by Segment (Spring 2026)

Year-Over-Year Pricing Movement

eTown median sale price has declined approximately 5-10% year-over-year as of May 2026, with the 12-month median around $447,000-$450,000 versus prior 12-month median around $497,000. This is one of the steeper YoY declines among Northeast Florida master-planned communities. The decline reflects: (1) continuous new-construction supply from 5 builders putting downward pressure on resale, (2) the 2023-2024 mortgage rate environment compressing demand, and (3) some buyer hesitation around the Duval-vs-St. Johns school district trade-off. The declines have improved buyer leverage substantially.

Days on Market

eTown homes average approximately 90 days on market, meaningfully slower than the national average of 54-57 days. This is one of the slowest-moving master-planned communities in Northeast Florida by velocity. The slower velocity is a function of the continuous new-construction supply, the more nuanced school district story, and the still-developing amenity package. For buyers, slower velocity translates to better negotiation leverage. For sellers, it translates to longer carrying costs during listing.

New Construction vs Resale

New construction is actively available from all 5 builders. Toll Brothers, ICI Homes, and David Weekley dominate the single-family inventory across Nobel, Marconi, and other sections. Providence Homes adds inventory in mid-price segments. Pulte Homes operates exclusively in the Del Webb 55+ gated section. New construction pricing is typically at or slightly below comparable resale, with builders frequently offering incentive packages (closing cost credits, design center allowances, rate buy-downs). Lead times run 6-12 months for to-be-built homes; quick-delivery (already-under-construction) inventory can close in 2-4 months.

The Surf Park Effect on Pricing

The future Jacksonville Surf Park is the single most important variable in eTown's resale pricing outlook. If the surf park opens in Q1 2028 on schedule with the full marketed amenity package (56-module Wavegarden Cove lagoon, surf academy, boutique hotel, beach club, wellness center), eTown pricing should see meaningful upside as the unique-amenity story gets validated. If the project faces delays, regulatory complications, or scope reductions, the upside narrows or disappears. Buyers should treat the Surf Park as an option, not a certainty, when pricing eTown homes today.

Who Lives Here

eTown skews professional and dual-income, with meaningful concentrations of healthcare workers (Mayo Clinic, Baptist, UF General), technology and finance professionals (Deerwood/Baymeadows corporate corridor), and active retirees in the Del Webb 55+ section. The technology-oriented community design and smart-home features attract residents who value innovation and connectivity.

Who Actually Lives Here

• Working professionals and dual-income households (35-45%): Healthcare workers at Mayo Clinic, Baptist Medical Center, UF General Medicine. Finance/tech professionals in the Deerwood/Baymeadows corridor. The commute advantage is central to this group's purchase decision.
• Families with school-age kids (25-30%): Families comfortable with Atlantic Coast HS's A- quality and the Career Academy programming. Smaller segment than St. Johns master-planned alternatives because of the school-district trade-off.
• Del Webb 55+ residents (15-20%): The gated Del Webb sub-neighborhood is a meaningful demographic concentration. Active retirees attracted by the maintenance-free lifestyle, age-restricted amenities, and central Jacksonville location.
• Out-of-state relocators (10-15%): Northeast and Midwest transplants drawn by the location, technology focus, and future Surf Park. Notable concentration of California and Texas relocators in recent years.
• Remote workers and self-employed (10-15%): Tech executives, consultants, sales professionals. Smart-home and fiber connectivity features matter to this group.

Schools

eTown is in Duval County Public Schools, which is a fundamentally different school district story than the St. Johns County master-planned communities (Beachwalk, JCP, SilverLeaf, Nocatee). Duval County is a large urban district with significant variation in school quality across its 46+ high schools, while St. Johns County is a smaller suburban district with more uniform high quality. eTown's specific zoning provides access to the strongest schools in the Duval system, but the district context matters for understanding the trade-off.

Elementary School

Mandarin Oaks Elementary School (Grades K-5) is the zoned elementary. Niche-rated B+. Strong test performance relative to the broader Duval County average. Active parent involvement. The school serves multiple communities in the broader Mandarin and Southside area, so the family demographic mix is broader than purely eTown families.

Middle School

Twin Lakes Academy Middle School (Grades 6-8) is the zoned middle school. Approximately 1,300 students. Niche-rated C+. Comprehensive curriculum including gifted courses, intensive reading/math support, state-of-the-art STEM lab, 2D and 3D visual arts rooms, comprehensive band and choral suite, and two computer labs. Notable: Twin Lakes offers prerequisite-qualified students the opportunity to take up to five high school classes (Algebra I, Geometry, Biology, Digital Information Technology, Spanish I), effectively accelerating advanced students.

High School

Atlantic Coast High School (Grades 9-12) is the zoned high school, and this is the strongest of the eTown school assignments. Located approximately 1 mile from eTown at 9735 R G Skinner Parkway. Established 2010 in a $78 million, 302,000 square-meter facility on 161 acres. Niche-rated A-. US News-ranked #181 within Florida and #3,111 nationally. Approximately 2,768 students (2023-2024). Student-to-teacher ratio 23:1.

Atlantic Coast HS's Advanced Placement participation rate is 51%, which is strong (state and national averages run lower). The school offers specialized Career Academy programs in computer technology (game design, computer science), digital video, and engineering, with industry certification opportunities. The "Advanced Scholars" program gives students access to additional accelerated coursework. School colors are burnt orange, black, and white; mascot is the Stingrays; team slogan is "Making waves towards greatness." 31 sports programs and Project Lead The Way curriculum.

Reality check on the comparison: Atlantic Coast HS at US News #181 in Florida is meaningfully below Creekside HS (St. Johns, US News #43), Ponte Vedra HS (#32), or Bartram Trail HS in the comparison set. But it's well above typical Duval County alternatives like Sandalwood, Mandarin, or Englewood. If you're choosing between Duval communities, eTown's Atlantic Coast zoning is among the best options in the entire Duval system. If you're choosing between Duval and St. Johns generally, the school comparison favors St. Johns top-tier schools.

Private and Charter Alternatives

eTown's central Jacksonville location provides access to multiple private school alternatives:

• The Bolles School (PK-12): The pre-eminent private school in Northeast Florida. Multiple campuses within 15-20 minutes.
• Episcopal School of Jacksonville (PK-12): Highly regarded private option, 15-20 minutes north.
• Providence School of Jacksonville (PK-12): Christian college-prep school option.
• Foundation Academy (K-12): Christian school option in the Mandarin area.

Amenities & the Future Surf Park

eTown's amenity package today is built around a centralized clubhouse, pools, fitness, and natural area access. The future Jacksonville Surf Park represents the transformative amenity that could redefine the community by 2028. Understanding both the current state and the future option is essential.

Current Amenities

The eTown amenity center is centrally located within the community for biking and walking access. Features include:

• Clubhouse with community gathering space and event areas
• Fitness center with strength training and cardio equipment
• Swimming pool with resort-style design
• Walking and biking trails winding through the 50% preserved natural area
• Dog park for the pet-friendly community
• Playground for family-friendly recreation
• Centralized design for bike-and-walk amenity access

Del Webb Sub-Neighborhood Amenities

The gated Del Webb at eTown sub-neighborhood has its own age-restricted (55+) amenity package separate from the main community. Features include dedicated 55+ pool, fitness, social spaces, and programming designed specifically for active adult lifestyle. These amenities are exclusive to Del Webb residents.

Smart-Home and Technology Integration

eTown's technology focus extends beyond just amenities into the homes themselves. New construction in eTown typically includes smart-home packages with options such as smart thermostats, smart locks, video doorbells, automated lighting controls, smart irrigation, and high-speed fiber connectivity. The exact package varies by builder and floor plan. Energy-efficient construction is standard, with most homes meeting or exceeding current Florida building code energy standards.

Natural Areas and Preserve

The 50% natural area retention is one of eTown's most distinctive features. Roughly 750-850 acres of preserved land are integrated throughout the community, creating natural buffers between sub-neighborhoods, preserve-frontage lot options, and a meaningful trail network through native vegetation. The preserve includes wetlands, pine flatwoods, and mixed hardwood/cypress communities. This is a more substantial natural-area integration than most master-planned communities in Northeast Florida.

The Jacksonville Surf Park (Future, 2028)

The Jacksonville Surf Park is the planned future major amenity that could transform eTown's value proposition. Developed by Aventuur in partnership with The PARC Group, the surf park represents one of the most ambitious master-planned community amenities ever proposed in Northeast Florida. Key facts:

• 56-module Wavegarden Cove lagoon producing consistent, controlled surfing waves
• High-performance surf academy with instruction for all skill levels
• Boutique hotel for visiting guests and tourism
• Health and wellness center focused on "blue health" principles
• Beach club with food, beverage, and social space
• Quality food and beverage offerings open to community and visitors
• Retail stores and event space
• Surf instruction, fitness training, and physical recovery for first-timers through elite athletes
• Mental wellness, water safety, resilience, and surf therapy programs

Construction is expected to commence in 2026 with public opening targeted for Q1 2028, subject to further regulatory approvals. The Wavegarden Cove technology is proven in multiple installations globally (Switzerland, Korea, Australia, UK) and produces consistent, high-quality surfing waves in a controlled environment. If delivered on the marketed scope, the Jacksonville Surf Park would be the first major Wavegarden installation in the Southeast US and a unique amenity in Florida.

Realistic assessment: Treat the Surf Park as significant upside option value, not a certainty. Major development projects of this scope frequently encounter delays, regulatory hurdles, or scope adjustments. The current timeline (groundbreaking 2026, opening Q1 2028) is aggressive. The most likely outcome is that the project does open eventually with somewhat reduced scope or delayed timeline. Buying eTown today should be justified by current amenities and location alone, with the Surf Park treated as upside if it materializes as planned.

HOA & CDD Structure

eTown uses a master HOA plus sub-neighborhood HOA structure typical of large master-planned communities. There is also a CDD (Community Development District) assessment, which is the Duval County equivalent of the structures used in St. Johns County master-planned communities (Nocatee, Beachwalk, etc.). Buyers should verify specific fees per property because they vary meaningfully across sub-neighborhoods.

CDD Assessment

eTown is a CDD community. The CDD assessment appears on the annual property tax bill and funds infrastructure (roads, drainage, water/sewer, parks, common landscape installations). Because eTown is relatively young (initial sales 2018), the CDD bonds are early in their amortization curve. Specific CDD assessments vary by sub-neighborhood and home but typically run in the $1,500-$3,500/year range, which is comparable to other newer Florida master-planned CDDs. Some homes may have the CDD bond paid in full by a previous owner — verify this in any specific listing.

Master HOA and Sub-Neighborhood HOAs

eTown's HOA structure includes a master HOA covering community-wide responsibilities (architectural review, master amenities, covenant compliance) and sub-neighborhood-specific HOAs (gate operations for gated pockets, additional landscaping, sub-neighborhood pools). Currently, most sub-neighborhood HOAs are still developer-controlled (managed by The PARC Group) and will transition to resident control as build-out progresses and occupancy thresholds are met.

All-In Monthly Carrying Cost Example

For a $475,000 home in a typical eTown sub-neighborhood, the all-in monthly carrying cost (excluding mortgage P&I) typically runs:

• CDD (amortized monthly): $150-$275/month
• Master + sub-neighborhood HOA: $100-$250/month
• Property tax (Duval County): $400-$450/month
• Homeowners + wind insurance: $250-$400/month
• Total non-mortgage carrying: roughly $900-$1,375/month

This is roughly comparable to Beachwalk (without the mandatory club dues) and meaningfully higher than SilverLeaf (no CDD). Verify exact fees for any specific property.

Del Webb Section Fee Differences

The Del Webb 55+ gated section has its own additional HOA structure that funds the age-restricted amenities exclusive to Del Webb residents. Del Webb HOA fees are typically meaningfully higher than non-Del-Webb eTown sub-neighborhoods because of the dedicated amenity center and programming. Verify specific Del Webb fees for any property you're considering in that section.

Architectural Review and Restrictions

Exterior modifications require HOA architectural review through the master HOA and/or sub-neighborhood HOA. The eTown architectural review process is moderately strict, with standards consistent with the community's smart/sustainability design thesis. Some sub-neighborhoods have rental restrictions limiting short-term rentals. Verify specific policies for the sub-neighborhood you're considering.

Commute Analysis

eTown's commute advantage is structural and worth understanding clearly. The community is closer to Mayo Clinic, St. Johns Town Center, the beaches, and the major Southside employment centers than any St. Johns County master-planned community. For working professionals whose employment is in the Mayo Clinic, Deerwood/Baymeadows, or Town Center areas, the commute savings versus alternatives can be substantial.

The primary commute corridors are I-295 (Outer Beltway), State Road 9B, and Interstate 95. eTown's location east of I-295 provides direct access to all three. The 9B corridor specifically connects east to JTB and the beaches. I-295 north reaches Mayo Clinic, downtown, and the airport. I-95 south reaches St. Augustine and points further south. For most Southside Jacksonville commute patterns, eTown's location is functionally superior to St. Johns County master-planned alternatives by 10-25 minutes per direction.

Shopping and Dining

Nearby Major Retail

eTown's location provides exceptional retail access. St. Johns Town Center (10 miles, 15 minutes) is the premier upscale open-air mall in Northeast Florida with Apple, Louis Vuitton, Tiffany, Nordstrom, anchor restaurants like The Capital Grille and Cooper's Hawk, and the regional AMC theater. The Avenues Mall (4 miles, 10 minutes) is the closer indoor mall with Macy's, JCPenney, Sears, and a wide range of mid-tier retail. Flagler Center, also nearby, has additional grocery, retail, and service options.

Grocery

Multiple Publix locations within 5-10 minutes of eTown. Whole Foods at St. Johns Town Center (15 minutes). Trader Joe's at Town Center. Costco and Sam's Club within 10-15 minutes via I-295. Fresh Market at Tinseltown.

Restaurants

Restaurant options cluster across multiple nearby areas: (1) St. Johns Town Center (15 minutes) with the upscale range, (2) The Avenues area with mid-tier and casual, (3) the Mandarin corridor with established local restaurants, (4) Baymeadows with diverse international and chain options, and (5) the Beaches communities for coastal dining options. The eTown community itself doesn't have major on-site retail/dining, though the future Surf Park development includes restaurant components.

Healthcare

eTown has elite healthcare access. Mayo Clinic Jacksonville is approximately 12 miles north (18 minutes). Baptist Medical Center South is approximately 8 miles south. UF General Medicine is within the broader 15-20 minute corridor. Multiple urgent care and specialty offices in the Baymeadows and Mandarin areas. Flagler Hospital in St. Augustine is 30 minutes south. For healthcare professionals working at Mayo or Baptist, eTown is among the most convenient master-planned community options in Northeast Florida.

Entertainment

St. Johns Town Center (15 minutes) is the regional entertainment hub with AMC, Topgolf nearby, Dave & Buster's, and a range of dining and bar options. The Beaches (22 minutes) offer beach-town entertainment, restaurants, and the boardwalk experience. Downtown Jacksonville (25 minutes) provides sports (TIAA Bank Field for Jaguars, VyStar Veterans Memorial Arena for Icemen/concerts), waterfront dining at the Riverwalk, and cultural attractions. St. Augustine (35 minutes) offers historic attractions, beaches, and weekend dining variety.

Pros and Cons

eTown vs. Comparable Communities

Buyers researching eTown typically evaluate 3-5 alternatives. The most important comparison axis for eTown is the Duval-vs-St. Johns choice, since eTown is one of the few major master-planned options in Duval County.

eTown vs. Tamaya

Both are Duval County master-planned communities feeding the same elementary, middle, and high schools (Mandarin Oaks, Twin Lakes Middle, Atlantic Coast HS). Tamaya is gated, Mediterranean-architecture-only, smaller in scale (~360 homes vs eTown's ~1,900), and priced meaningfully higher (median $781K vs eTown's $459K). eTown offers more builder variety and price-point variety, better commute access (closer to Mayo and Town Center), and the future Surf Park option. Tamaya offers a more cohesive architectural identity and gated community feel throughout. Choose Tamaya for premium Duval gated luxury with architectural uniformity. Choose eTown for price-point variety, multi-builder choice, smart-community design, and the future Surf Park option.

eTown vs. SilverLeaf

Similar median pricing ($459K vs $493K). Both are active build-out master-planned communities. The major differences: SilverLeaf has no CDD fees (structural cost advantage of $20K-$40K+ over 10 years), is in St. Johns County feeding Tocoi Creek HS, and is much larger in scale (8,500 acres vs eTown's ~1,700). eTown has CDD assessments, is in Duval County feeding Atlantic Coast HS, but offers superior location (closer to Mayo, Town Center, beaches by 10-25 minutes per trip) and the future Surf Park amenity option. Choose SilverLeaf for cost-of-ownership savings and St. Johns school district. Choose eTown for commute advantage and Duval location, with the Surf Park upside.

eTown vs. Nocatee

Nocatee is St. Johns County with established mature amenities (Splash Water Park, Spray Park, Town Center with major dining/retail), top-tier St. Johns schools, and CDD fees in similar ranges. Nocatee pricing is higher than eTown ($565K-$850K vs eTown median $459K). The location trade-off: Nocatee is 15-20 minutes further from Mayo Clinic and Town Center than eTown. The amenity trade-off: Nocatee has mature, opened amenities today; eTown has the more ambitious future Surf Park option but more modest current amenities. Choose Nocatee for mature amenity infrastructure and top St. Johns schools. Choose eTown for commute advantage, lower entry pricing, and Surf Park upside.

eTown vs. Beachwalk

Beachwalk has the unique 14-acre Crystal Lagoon as its signature amenity, St. Johns County schools (Beachside HS), and mandatory club membership fees that add $250-$400+/month versus eTown. Pricing: Beachwalk runs higher ($650K median vs eTown's $459K). Location: eTown is meaningfully closer to Mayo Clinic, Town Center, and downtown. School trade-off: Beachside HS (St. Johns, opened 2022) versus Atlantic Coast HS (Duval, established 2010, US News #181 FL). Choose Beachwalk for the Crystal Lagoon. Choose eTown for elite location and lower cost-of-ownership, with the Surf Park as future upside option.

eTown vs. Julington Creek Plantation

Very different positioning. JCP is established (1994-2004 build-out), mature, has heavily amortized low CDD, feeds top-tier St. Johns schools (Creekside HS top 5.6% FL), and offers on-site golf and a 16,000 sqft rec center. eTown is newer (2018+), still building, has standard CDD, feeds Atlantic Coast HS, and offers the future Surf Park option. Pricing is similar at the median ($459K vs $535K). The school comparison strongly favors JCP. The location and future amenity comparison favors eTown. The maturity comparison favors JCP. Choose JCP for established neighborhood and elite St. Johns schools. Choose eTown for Mayo Clinic commute and future Surf Park upside.

Hidden Things Buyers Should Know

Most buyers don't learn these things until after closing. They shape the experience.

The Surf Park Is Real But Uncertain

The Jacksonville Surf Park is the most ambitious master-planned community amenity ever proposed in Northeast Florida. The development partnership (Aventuur + The PARC Group) is credible. The Wavegarden Cove technology is proven globally. The site is secured. Construction is scheduled to commence 2026, opening Q1 2028. But major development projects of this scope routinely encounter delays, regulatory complications, financing changes, or scope reductions. Treat the Surf Park as upside option value, not a certainty. Buy eTown based on current amenities and location with the Surf Park as bonus, not the inverse.

The Del Webb 55+ Section Is Separate

Del Webb at eTown is technically within the eTown master plan, but operationally it's a separate gated 55+ community with its own amenities, HOA structure, and resident eligibility requirements. Non-55+ buyers cannot purchase in Del Webb. Del Webb residents have access to their own pool, fitness, and social spaces in addition to the broader eTown amenity center. This is a feature for those who want either the 55+ environment or the main community, but verify which section a specific listing is in before falling in love with a home.

Slower Resale Market Than Competitors

90-day average DOM is meaningfully slower than St. Johns master-planned alternatives (typical 45-75 days). For sellers, this means longer carrying costs and more competitive pressure from new construction. For buyers, this means stronger negotiation leverage. Plan ownership horizons accordingly — eTown is a long-hold market, not a short-flip market.

Smart-Home Package Specifics Vary by Builder

The "smart home" branding is consistent across eTown but the specific included technology varies meaningfully by builder. Toll Brothers smart packages differ from David Weekley smart packages differ from Pulte smart packages. Verify what's actually included with any new construction purchase before assuming features. Don't assume "smart home" means a specific package — get the spec sheet.

CDD Bond Status

Some eTown homes have the CDD bond paid in full by a previous owner, eliminating the bond portion of the CDD assessment going forward. Listings often mention "CDD bond paid in full" — pay attention to this. The savings can be $1,500-$3,000+/year over the remaining bond life. Worth verifying for any specific property.

The Duval-vs-St. Johns Insurance Difference

eTown is in Duval County, which has slightly different insurance characteristics than St. Johns County. Most of eTown is in FEMA X flood zones (low-to-moderate risk, optional flood insurance), similar to inland St. Johns alternatives. Hurricane/wind insurance is essentially mandatory. Duval County's effective property tax rate (approximately 1.0-1.1% of assessed value) is similar to St. Johns. The total insurance + tax burden is roughly comparable.

Sub-Neighborhood Identity Variation

eTown's sub-neighborhoods have meaningfully different characteristics. Nobel (gated, mid-tier ICI/David Weekley) feels different from Marconi (gated, mid-to-premium Toll/ICI/David Weekley) feels different from Kettering (villa-style, often Toll Brothers) feels different from East Village (townhomes, gated) feels different from Del Webb (55+ gated, Pulte). Work with an agent who knows the sub-neighborhood-level differences to ensure you're picking the right pocket for your priorities.

Resale Pricing Pressure from New Construction

As long as new construction is actively available from 5 builders, resale prices face competitive pressure. The 5-10% YoY price decline is partly a function of this dynamic plus the 2023-2024 rate environment. Builders price to move inventory, which constrains resale appreciation. Plan accordingly.

Momentum Expert Insight

Frequently Asked Questions

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