Morgans Cove

Executive Summary

Morgans Cove is a newer community off CR-214 west of I-95, along Cannon Ball Drive and Morgans Treasure Road, combining D.R. Horton single-family homes of roughly 1,400 to 2,500 square feet with an LGI-built townhome section called Wayside at Morgans Cove, built roughly 2021 to present.

The fee stack is the headline: HOA dues of 325 to 406 dollars per year and no CDD, which is genuinely rare for new-era construction in St. Johns County, where most master plans carry four-figure annual assessments.

D.R. Horton pricing ran from about 355,000 dollars for a 1,714 square foot plan to about 419,000 dollars for a 2,499 square foot plan per NewHomeSource and welcomehomestjohns as of mid-2025, and a four-bedroom resale listed at 359,900 dollars in May 2025, so resale and builder pricing were tracking close together.

Quick Facts

Community Overview & History

The no-CDD value position west of the interstate

Most of the new St. Johns County inventory sits east of I-95 on the CR-210 and SilverLeaf corridors, where the amenity campuses are big and the CDD bills are bigger. Morgans Cove took the value position instead: west of the interstate off CR-214, with a modest amenity footprint, dues in the 300s per year, and no CDD line on the tax bill. For buyers whose real priorities are the school district and the monthly payment, that trade beats a resort pool they would rarely use.

How it feels on the ground today

This is a young community still finishing its growth phase, so expect a mix of settled streets and newer sections, young landscaping, and two distinct products on one community map: detached D.R. Horton homes and the LGI Wayside townhome rows. The location is quieter than the eastern corridors, with CR-214 carrying you to I-95 and SR-207 quickly, and the Northrop Grumman and Flagler Health employment centers close enough to make this a practical workforce address.

Single-Family and the Wayside Townhomes

Morgans Cove is one community with two builders and two products, so the first decision is detached or attached, then plan and lot.

The D.R. Horton single-family core

Detached homes from roughly 1,400 to 2,500 square feet, priced about 355,000 to 419,000 dollars per NewHomeSource and welcomehomestjohns as of mid-2025; the volume product and the comp anchor.

Wayside at Morgans Cove

The LGI-built townhome section inside the community, trading yard and square footage for a lower entry price into the same county and school district; its fees and rules can differ from the single-family section, so verify separately.

Lot position

Perimeter and buffer lots run quieter than anything near the CR-214 frontage, and in a community without big amenities, lot quality carries more of the resale story.

Real Estate Market

D.R. Horton plans ran from about 355,000 dollars at 1,714 square feet to about 419,000 dollars at 2,499 square feet per NewHomeSource and welcomehomestjohns as of mid-2025, and a four-bedroom resale listed at 359,900 dollars in May 2025; confirm current pricing, because builder sheets move frequently.

With resale listings landing near builder pricing, early sellers here compete directly with new orders, so condition, completed landscaping, and no construction wait are the resale levers.

The buyer pool is value-focused: first-time and workforce buyers chasing St. Johns schools without a CDD, Northrop Grumman and Flagler Health employees shortening their commute, and townhome buyers using Wayside as the cheapest door into the county.

Who Lives Here

Morgans Cove draws buyers who want St. Johns County schools at the lowest practical fee stack, Northrop Grumman and Flagler Health employees, and townhome shoppers using the Wayside section as the entry point into the county.

Schools

Morgans Cove is served by the top-rated St. Johns County School District, with attendance zones by home address. Confirm the exact zoning for a Morgans Cove address before you buy. Zoned schools for this community were not verified by third-party sources at publish time, so run the address through the district locator before you write an offer.

Amenities & Lifestyle

The amenity package is deliberately small, which is exactly how the dues stay in the 300s per year.

Playground

The family anchor of the common area.

Picnic area

The gathering space rounding out the modest amenity core.

No-CDD fee structure

The financial amenity: no assessment line on the tax bill, which most newer county communities cannot say.

Employment proximity

Northrop Grumman and the Flagler Health campus sit close enough to make this a genuine workforce-commute address.

HOA, CDD & Costs

HOA dues run 325 to 406 dollars per year depending on the source and section, and there is no CDD; confirm the current figure for your specific section and any capital contribution at closing in writing.

The Wayside townhome section can carry its own fee structure covering exterior or grounds items the single-family section does not; get the townhome fee stack separately rather than assuming the community number.

Run the comparison honestly: against a CR-210 community with a 2,000 dollar annual CDD, the Morgans Cove fee structure saves real money every month, and that gap belongs in your offer math.

Commute Analysis

Morgans Cove sits off CR-214 west of I-95, so the interstate is a short run, downtown St. Augustine is roughly fifteen minutes east, and the Northrop Grumman and Flagler Health employment centers are both practical daily commutes.

Shopping & Dining

Daily errands run the CR-214 and SR-207 corridors toward town, the main St. Augustine retail clusters sit ten to fifteen minutes east, and the St. Augustine Outlets cover the bigger runs near the interstate.

Pros and Cons

Morgans Cove vs. Comparable Communities

Hidden Things Buyers Should Know

The two-builder address

D.R. Horton detached homes and LGI Wayside townhomes share the Morgans Cove name, so aggregator price feeds blend two products from two builders; sort by property type before trusting any average.

The fee-stack arbitrage

At 325 to 406 dollars a year with no CDD, the carrying-cost gap against the CDD-loaded master plans can run thousands per year; that difference quietly funds a meaningful chunk of mortgage payment at the same monthly outlay.

The employment-corridor angle

Northrop Grumman and Flagler Health anchor steady local employment minutes away, which supports both resale demand and rental demand here in a way the tourist economy does not.

Momentum Expert Insight

Selling a Home in Morgans Cove

Resales here compete with the builder, so we position against the current price sheet and lead with what new orders cannot offer: completed landscaping, window coverings, established lots, and a move-in date that is not a construction estimate.

We make the no-CDD story explicit in every Morgans Cove listing, because out-of-area buyers comparing sticker prices across the county consistently miss it until someone shows them the tax bill difference.

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 Morgans Cove 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 Morgans Cove 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 Morgans Cove 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 Morgans Cove 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 Morgans Cove home is priced to the real market.

The Morgans Cove Playbook

If you are buying in Morgans Cove, 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

Mistakes to Avoid

The common ones around Morgans Cove: 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 Morgans Cove St Augustine year by year since 2022, 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 Morgans Cove?

Off County Road 214 west of I-95 in St. Augustine, ZIP 32084, along Cannon Ball Drive and Morgans Treasure Road.

Who builds in Morgans Cove?

D.R. Horton builds the single-family homes, and LGI Homes builds the Wayside at Morgans Cove townhome section.

What is Wayside at Morgans Cove?

The LGI-built townhome section inside the community; it shares the Morgans Cove address, so verify the property type and the section-specific fees when you scan listings.

What do homes cost?

D.R. Horton plans ran from about 355,000 dollars at 1,714 square feet to about 419,000 dollars at 2,499 square feet per NewHomeSource and welcomehomestjohns as of mid-2025, and a four-bedroom resale listed at 359,900 dollars in May 2025. Confirm current pricing.

How big are the homes?

Single-family runs roughly 1,400 to 2,500 square feet; townhome sizes in the Wayside section vary by plan, so confirm on the listing.

What is the HOA?

325 to 406 dollars per year depending on source and section; confirm the current figure for your specific section in writing.

Is there a CDD?

No CDD, which is rare for new-era construction in St. Johns County; confirm on the tax bill before contract.

What amenities are included?

A playground and a picnic area; the small package is why the dues stay low.

What schools serve Morgans Cove?

The top-rated St. Johns County School District; zoned schools were not verified at publish time, so confirm by address with the district.

Is Morgans Cove gated?

No gate is advertised; confirm current details with the HOA or builder.

How far is downtown St. Augustine?

About 15 minutes east via CR-214 and the connecting corridors.

Is it close to major employers?

Yes, Northrop Grumman and the Flagler Health campus area are both practical commutes, which is part of why workforce buyers target this community.

Is new construction still available?

The community has been building since roughly 2021; availability changes month to month, so check current builder inventory in both sections.

How does it compare to the CR-210 master plans?

You trade the big amenity campuses for a dramatically lighter fee stack, dues in the 300s per year and no CDD, at a lower price point west of I-95.

Who should I call about Morgans Cove?

Call Momentum Realty at (904) 351-6461 or use the form on this page, and we will connect you with the right agent.

Do I need my own agent to buy here?

Yes. The on-site sales teams work for the builders, and a resale listing agent works for the seller. Your own agent represents only you, and in most cases the seller or builder side funds the commission anyway.

Related Reading

If you are weighing Morgans Cove against the rest of the St. Augustine market, these guides are a good next step.