Community Details at a Glance
The Homes
Type
KB Home townhomes, 2BR/3BA and 3BR/3BA plans
Size
1,259 to 1,567 SF, each with a 1-car garage
Builder
KB Home, actively selling; sales office at 33 Beach Palm Court
Pricing
List started around $252,990; range to roughly $309,990
Costs & Fees
HOA
Builder marketing cited around $150/month; confirm in writing
CDD
None
Taxes
St. Johns County millage on your purchase price
Finishes
9-ft ceilings, LVP, quartz, stainless, ENERGY STAR per marketing
Amenities
In-community
Playground and dog park
Treaty Park
Tennis, pickleball, skate park, trails, dog park, pavilions, walkable
By design
No private pool or clubhouse; leans on the county park
Schools
A-rated St. Johns County district at a county-entry price
Location
Area
Off SR-207 via Wildwood Drive, southwest St. Augustine 32086
Park
Walking distance to Treaty Park
Downtown
Historic district about 12 to 15 minutes
Beaches
Under 10 miles, roughly 15 to 20 minutes
The Homes & Style
Orchard Park is the price-discipline play in St. Johns County: KB Home townhomes off SR-207 via Wildwood Drive in southwest St. Augustine (32086), within walking distance of Treaty Park, at one of the lowest purchase prices in the county. The plans are 2-bedroom/3-bath and 3-bedroom/3-bath, 1,259 to 1,567 square feet, each with a 1-car garage; builder list pricing started around $252,990, recent actives have averaged in the high $270s, and the top of the range has touched roughly $309,990.
The quiet headline is the district: A-rated St. Johns County schools at a county-entry price, with no CDD and a modest HOA. Standard finishes per builder and listing marketing include 9-foot ceilings, wood-look luxury vinyl plank on the main level, quartz counters, stainless appliances, and ENERGY STAR certified lighting; confirm the spec level on any specific home. KB Home pricing moves with releases and incentives, so the live price sheet is the only honest number.
The unusual feature is the bath count: every plan, even the 2-bedrooms, carries three baths, which gives each bedroom suite-level access plus a main-level guest bath and widens the resale buyer pool.
That 3-bath format makes the 2-bedroom work for roommates splitting costs, multigenerational setups, and a home office with real guest capacity. The trade-off to weigh is the 1-car garage; if two covered bays are non-negotiable, that is the format limit at this price point. New construction still rewards a third-party inspection and a careful read of the incentive structure.
Living Here
Daily life leans on Treaty Park next door, a major St. Johns County park with tennis and pickleball courts, a skate park, trails, a dog park, and picnic pavilions, all within walking distance. The county park effectively does the clubhouse's job, which is part of why the HOA stays modest: inside the community you get a playground and a dog park, and Treaty Park supplies the rest. Downtown St. Augustine's historic district is about 12 to 15 minutes up SR-207 and US-1, and the beaches are under 10 miles, roughly 15 to 20 minutes depending on the bridge and season.
This is an all-ages, non-age-restricted community, and the family traffic at Treaty Park reflects that. The entry price, the district, and the 3-bath flexibility also make the rental math worth running, though leasing rules and any minimum-lease terms must be confirmed in the documents first. The honest counterweight is the light amenity footprint by design: if a private pool and fitness center matter to you, the amenity-heavy townhome rivals carry them at a higher fee stack.
Is there a clubhouse or pool?
No private resort amenities; the community keeps its amenity footprint light by design and leans on Treaty Park next door. If a private pool and fitness center matter to you, the amenity-heavy townhome rivals carry them, at a higher fee stack.
Why do the 2-bedroom plans have 3 baths?
The format gives every bedroom suite-level bath access plus a main-level bath for guests. That makes the 2-bedroom work for roommates, multigenerational setups, and a home office with guest capacity, and it widens the resale buyer pool.
Is Orchard Park age-restricted?
No. It is an all-ages community; the playground inside the community and the family traffic at Treaty Park reflect that.
Before You Offer
Buying new from a builder rewards a specific, price-sheet-first diligence routine.
- Read the live price sheet and incentives - KB pricing moves with releases; lender-tied credits can cost more in rate than they give back, so price the rate, not just the credit.
- Confirm the HOA coverage in writing - builder marketing cited around $150 a month; verify the current amount and exactly what it maintains in the documents.
- Confirm no CDD on the parcel - the community carries no CDD; verify it on the specific home as a matter of course.
- Pull position-matched comps - resale and closed prices for the same plan and position, not just the builder list.
- Get a third-party inspection - even on new construction; verify the build quality and the spec level on the specific home.
- Confirm the flood zone and internet - pull the FEMA panel for the parcel and verify wired broadband availability.
- Read the warranty and leasing rules - the KB warranty terms, and any minimum-lease or leasing caps if you plan to rent.
Orchard Park is the price-discipline play: A-rated St. Johns County schools and a walkable county park, at one of the lowest entry prices in the county, with no CDD and a modest HOA. The format quirk, three baths in even the 2-bedroom plans, is a genuine resale and flexibility advantage, and the trade-off is the 1-car garage and the light on-site amenity set.
Our job is to read the live price sheet and the incentive structure, because a lender-tied credit can cost more in rate than it gives back, confirm the HOA coverage and that there is no CDD, pull position-matched comps, and order a third-party inspection even on new construction. The builder's sales agent works for the builder; having your own representation on a new build is the highest-leverage decision you make, at no cost to you.
Comparisons
Orchard Park's honest competition is the other St. Augustine and northern St. Johns townhome communities. Each is a different trade on the fee stack and the amenity package.
| Community | The trade-off |
|---|---|
| Holly Landing at SilverLeaf | A master-planned SilverLeaf townhome address with deeper amenities and a CDD-backed fee structure. Orchard Park counters with no CDD and a lower fee stack. |
| Grand Oaks | A newer northern-St.-Johns community with amenities at a higher entry. Orchard Park is the price-discipline alternative leaning on Treaty Park. |
| Las Palmas | Another St. Augustine community at a different price and structure; weigh what each fee actually funds against how you will use it. |
The verdict: if you want A-rated St. Johns schools at a county-entry price, with no CDD, a modest HOA, and a county park instead of a fee-funded clubhouse, Orchard Park is the discipline play. If you will actually use a private pool and fitness center, the amenity-heavy rivals are the field, at a heavier fee stack; the right answer turns on whether you will use what the fees fund.
Who It Fits
Orchard Park fits if you want
- A-rated St. Johns County schools at one of the lowest purchase prices in the county.
- No CDD and a modest HOA, with a county park doing the clubhouse's job.
- The 3-bath flexibility for roommates, multigenerational living, or a home office with guest capacity.
- A new-construction townhome with a walkable park, near downtown and the beaches.
Consider elsewhere if you want
- A private pool, fitness center, or resort clubhouse, where the amenity-heavy rivals win at a higher fee stack.
- A two-car garage; every plan here carries a 1-car garage plus driveway.
- To buy new from a builder without reading the live price sheet and incentive structure.
- An established resale community rather than an actively-selling new build.
