The Complete Middlebourne Guide. (2026)

Executive Summary

Middlebourne is a gated ICI Homes custom community in St. Johns, St. Johns County, at the corner of Longleaf Pine Parkway and Veterans Parkway in the 32259 corridor. It sits just west of I-95 via St. Johns Parkway, close to Durbin Park and St. Johns Town Center, in one of the most sought-after parts of Northeast Florida. With 426 homesites and about two and a half acres of community amenities, it is an intimate, gated community rather than a sprawling master plan.

ICI Homes, known as Florida’s custom homebuilder, is the active builder, offering 12 floor plans on 50- and 60-foot homesites, roughly 1,870 to 3,230 square feet, in three and four bedrooms, with an in-house customization process that lets buyers move walls and adjust layouts. Pricing has run from around $494,900 into the $900,000s for larger custom homes, which the listing data has shown to be roughly 10 percent below the area average for this premium corridor. An earlier David Weekley Homes section, Middlebourne 60’, has sold out.

Amenities include a community pool, a designed clubhouse, gathering spaces, and golf-cart living, with a low HOA reported around $505 a year and no CDD reported, which keeps the recurring cost lower than many CDD-heavy St. Johns communities. It sits in the top-rated St. Johns County School District. This guide covers the homes, the pricing, the customization, the fees, the schools, the location, and the honest trade-offs of buying new, including why you bring your own agent to the builder.

Quick Facts

Community Overview & History

A gated custom community in the 32259 corridor

Middlebourne is a gated community of 426 homesites in St. Johns, in the prime 32259 corridor that includes Durbin, Julington Creek, and the St. Johns Town Center area. It is built around custom homes rather than production inventory, with about two and a half acres of community amenities. That makes Middlebourne more intimate than the large St. Johns master plans, with a custom-home character in one of the most convenient and sought-after parts of Northeast Florida.

ICI Homes, Florida’s custom builder

ICI Homes is the active builder at Middlebourne. Known as Florida’s custom homebuilder, ICI has more than 44 years of experience and a place among the nation’s Top 100 Builders, and its in-house customization process lets buyers move walls, adjust layouts, and tailor a home to their needs rather than choosing from fixed plans alone. An earlier section, Middlebourne 60’ by David Weekley Homes, has sold out, leaving ICI as the builder for the remaining homesites.

The location near Durbin and the Town Center

Middlebourne sits at the corner of Longleaf Pine Parkway and Veterans Parkway, just west of I-95 via St. Johns Parkway. That puts Durbin Park, with its shopping, restaurants, and entertainment, and the St. Johns Town Center within a short drive, and the Highway 98 extension connects quickly to I-95 and I-295, Jacksonville’s beltway. Historic St. Augustine is about 20 miles south. For buyers who want a custom home in the heart of the 32259 corridor with the Town Center close by, the location is a major part of the appeal.

Homes & Floor Plans

Middlebourne is built by ICI Homes, so the decision centers on the floor plan, the homesite, and the level of customization, since these are custom homes rather than fixed production models.

The homes

ICI offers 12 floor plans at Middlebourne on 50- and 60-foot homesites, roughly 1,872 to 3,234 square feet, in three and four bedrooms with two to four baths and two-car garages, in one- and two-story designs. Options across the plans include extended lanais, a bedroom in place of a study, tray ceilings, French doors to a study, and bonus rooms, which lets buyers tailor the layout to how they live.

The customization process

What sets ICI apart is its in-house customization. Rather than a fixed menu, ICI’s process lets buyers move walls, adjust layouts, and reimagine spaces with the builder’s architects, which is closer to a semi-custom or custom build than a typical production home. That flexibility is the draw for buyers who want a home shaped to their needs, and it is also why representation and a clear budget matter, since customization choices add up.

Pricing context

Middlebourne homes have priced from around $494,900 into the $900,000s for larger custom homes, which the listing data has shown to be roughly 10 percent below the area average of the 32259 corridor. The spread reflects the custom nature, the base price moves with the plan, the homesite, and the customization. Confirm current pricing and available homesites directly with ICI, and use representation to weigh the options.

The Market & Pricing

Middlebourne pairs a gated, custom-home setting with the prime 32259 location and the top-rated St. Johns County schools. Homes have priced from around $494,900 into the $900,000s depending on plan, homesite, and customization. Confirm current pricing directly with ICI.

The pitch is a custom home in the 32259 corridor with a low HOA and no reported CDD, which is a real cost difference from the big master plans nearby that carry CDD assessments. That keeps the recurring monthly lower than communities like SilverLeaf or RiverTown at a similar price, while the custom-build flexibility and the location near Durbin and the Town Center carry the value. The trade is a higher entry price than the value communities and the budgeting realities of a custom build. ICI runs incentives in the current market, so it pays to ask, and to have representation managing the customization and the contract.

For context, Momentum tracks the wider Jacksonville metro at a 97.98 percent sold-to-list ratio and 64 days on market for our agents, against a RealMLS market average closer to 96.73 percent and 72 days, year to date. In a custom builder community like Middlebourne, the base price, the customization choices, and the homesite matter more than resale comps, which is where an agent who knows ICI and the 32259 corridor pays off.

Who Lives Here

Middlebourne draws buyers who want a gated, custom home in the top-rated St. Johns County School District and the convenient 32259 corridor. The mix skews toward move-up and custom buyers, professionals and remote workers who value proximity to Durbin and the Town Center, families chasing the schools, and buyers who want a tailored home without committing to a full custom build on raw land.

Many are relocating from higher-cost markets and trading into a custom home in a premium corridor, or are existing St. Johns County residents moving up into a gated, lower-fee community. The custom ICI build, the low HOA, and the Durbin-area location give Middlebourne a clear upscale profile among St. Johns County new construction.

Schools

Middlebourne is in the St. Johns County School District, which consistently ranks as the top-rated district in Florida, and it has been associated with highly rated schools including Timberlin Creek Elementary, Patriot Oaks Academy (K-8), and Creekside High School. Specific elementary, middle, and high school assignments depend on the address and on St. Johns County’s attendance boundaries, which shift as the county grows, so families should confirm the exact current zoned schools for a specific Middlebourne address with the district.

The district’s rating and the strength of these specific schools are a major reason buyers pay a premium in the 32259 corridor, and they support home values. Buyers prioritizing a specific school should verify both the zoned assignment for the address and any choice options with the St. Johns County School District before relying on a particular placement.

Amenities & Lifestyle

Middlebourne’s amenities are right-sized for an intimate gated community, with the prime location doing much of the lifestyle work.

The community amenities

Middlebourne offers about two and a half acres of community amenities, including a community pool, a designed clubhouse, and gathering spaces. The community is also built for golf-cart living, with golf-cart paths that let residents move easily to the pool, the clubhouse, and around the neighborhood. It is a practical, social amenity package rather than a large resort campus, in keeping with the community’s gated, custom character.

Durbin Park and the Town Center

The bigger lifestyle amenity is the location. Durbin Park, with its shopping, dining, and entertainment, and the St. Johns Town Center are both a short drive away, giving residents some of the best retail and restaurant access in Northeast Florida close to home. For day-to-day life and weekend outings, few St. Johns communities sit this close to both.

The St. Johns lifestyle

Beyond the community, the 32259 corridor offers the parks, trails, and family-focused lifestyle that make St. Johns County one of the most desirable places to live in the region, with the beaches and historic St. Augustine within a reasonable drive. The combination of a gated custom home and that broader lifestyle is the heart of Middlebourne’s appeal.

HOA & CDD

Middlebourne’s fee structure is one of its quieter advantages, and it is worth understanding before you commit.

The HOA is low. Middlebourne has had homeowners association dues reported around $505 a year, which is low for a gated St. Johns County community and covers the gated entry, the amenities, and the common areas. Confirm the current HOA amount and what it includes.

No CDD has been reported. Unlike many of the large St. Johns master plans, which carry Community Development District assessments of a few thousand dollars a year on top of the HOA, a CDD has not been reported for Middlebourne. That can make the recurring cost meaningfully lower than CDD-heavy communities nearby at a similar price. Because fee structures can vary and change, confirm whether any CDD applies to a specific Middlebourne homesite before you rely on this.

For buyers comparing Middlebourne with a CDD community like SilverLeaf or RiverTown, the low HOA and the absence of a reported CDD are a genuine monthly advantage, which partly offsets the higher entry price of a gated custom home. It is one of the reasons Middlebourne can pencil out competitively despite sitting at a higher price point.

Model the true all-in monthly. The mortgage, the HOA, any applicable fees, the customization budget, and the post-first-year property-tax reset on a new build all factor in. A good agent will help you build the real all-in monthly for a specific Middlebourne homesite and customization before you commit.

Commute Analysis

Middlebourne’s 32259 location is one of the more convenient in St. Johns County for reaching the Jacksonville job centers and retail.

Middlebourne sits just west of I-95 via St. Johns Parkway, with the Highway 98 extension connecting quickly toward I-95 and I-295, Jacksonville’s beltway. That puts Durbin Park almost next door, the St. Johns Town Center about 15 to 20 minutes away, and the Southside job centers roughly 20 to 30 minutes north, which is a shorter commute than from the communities further south in St. Johns County or out in Clay. For buyers who want a custom home with quick access to the Town Center, the Southside, and the beltway, the location is hard to beat in the 32259 corridor.

Shopping & Dining

Middlebourne’s shopping and dining are anchored by Durbin Park, a major retail and entertainment center just minutes away with grocery, big-box stores, restaurants, and a movie theater, and by the nearby Julington Creek and County Road 210 retail corridors. For day-to-day needs and weekend outings, the access is among the best in St. Johns County.

The St. Johns Town Center, the region’s largest shopping and dining destination, is about 15 to 20 minutes north, adding hundreds of stores and restaurants. Between Durbin Park close to home and the Town Center a short drive away, Middlebourne residents have some of the deepest retail access in Northeast Florida.

Pros and Cons

Middlebourne vs. Comparable Communities

Most buyers weighing Middlebourne are comparing it with other St. Johns County communities. Here is the honest shorthand.

Hidden Things Buyers Should Know

A few things that consistently come up once buyers get serious about a gated custom community like Middlebourne.

The low fees are a real advantage

An HOA around $505 a year with no reported CDD is unusual in the 32259 corridor, where many communities carry CDD assessments of a few thousand dollars a year. That difference can offset a chunk of the higher entry price over time, so factor it into the all-in monthly when you compare Middlebourne with the big master plans. Confirm the current fees and any applicable CDD for your specific homesite.

Custom means budget discipline

ICI’s move-walls customization is a strength, but it is also where budgets stretch. Each change and upgrade adds to the price, so decide what matters most before you start, and lean on representation to keep the customization aligned with your budget and the home’s eventual resale value.

Inventory is limited

Middlebourne is a 426-homesite community, and with the David Weekley section sold out, the remaining ICI homesites are finite. If a specific homesite, lot width, or floor plan matters to you, move with intent, because the best lots in a community this size go quickly.

Register your agent before you visit

ICI’s sales team works for ICI. Many builders will not let you add representation after you register on your own, so bring your agent in before your first model visit, at no cost to you in most cases since the builder pays the buyer-agent commission. On a custom build, that representation is especially valuable.

Momentum Expert Insight

Frequently Asked Questions

Related Reading

If you are researching Middlebourne, you are likely also weighing these other St. Johns County communities. We have written guides on each.