The 60-Second Overview
Regency at EverRange is Toll Brothers' gated active-adult enclave inside EverRange, The PARC Group's new 1,000-acre masterplan in Bayard. It opened in February 2026 with two collections of single-story homes, a private amenity campus, and a sales center at 12136 Endeavor Drive, and it immediately became the only brand-new gated 55+ product in the Nocatee orbit.
The positioning is deliberate. Del Webb Nocatee is largely sold out and competes through resales; Del Webb Ponte Vedra is established and dense. Regency arrives above both on polish and price: Acadia from the mid-$500s, Willow above it, every plan single-story, with Toll's structural-option flexibility that the production 55+ brands do not offer.
The honest counterweight is timing. Regency buyers in 2026 are joining a community that is still forming: the amenity campus is new, the social calendar is being written by its first residents, and greater EverRange will be under construction around the gate for years.
Regency sells what Del Webb resales cannot: a brand-new single-story home you specify yourself. Del Webb resales sell what Regency cannot: a finished community, today.
The Fee Stack: Three Layers, Get All Three in Writing
Regency's carrying cost has three components, and at launch only the sales office quotes them lot by lot. First, the Regency association: the 55+ sub-HOA that funds the private clubhouse campus, pool, courts, and grounds inside the gate. Second, master-level obligations to the broader EverRange plan. Third, the Coastal Ridge Community Development District assessment, the bond-repayment line on the tax bill that finances the masterplan's infrastructure and amenities.
None of these numbers were broadly published when we wrote this, which is normal for a launch-phase Toll community and is exactly why we tell buyers: do not sign a purchase agreement without the current figures for all three layers, in writing, for your specific homesite.
Acadia and Willow: The Two Collections
Acadia is the right-sizing tier: approximately 1,980 to 2,247+ square feet, two to three bedrooms, two to two-and-a-half baths, and two-car garages, published from the mid-$500s at opening. These are the plans for buyers leaving a 3,000-square-foot family house who want one level and zero wasted rooms, without giving up a guest suite or a real kitchen.
Willow is the larger single-story tier: approximately 2,543 to 2,896+ square feet, three to four bedrooms, up to three-and-a-half baths, and three-car garages. The third bay is the tell: this collection is aimed at active adults who are not shrinking their lives, just their stair count.
Because this is Toll Brothers, the structural option list runs deeper than the production 55+ brands: extended garages, casitas or flex suites where offered, and kitchen and outdoor-living configurations that materially change the home. That flexibility is a genuine advantage, and a budget risk: the design studio routinely adds six figures to a base price when nobody is watching. We watch.
The Private Amenity Campus
Regency's pitch is two amenity layers for one address. Inside the gate: a private clubhouse, resort-style pool, fitness center, pickleball and tennis courts, a yoga lawn, a putting green, a pet park, and community garden plots, reserved for Regency residents. Outside the gate: the full EverRange masterplan, including The Grove pool-and-recreation campus, the trail network through roughly 500 preserved acres, dog parks, and eventually The Station town center.
For the 55+ buyer this combination is the actual product: a quiet age-restricted enclave with a multi-generational masterplan outside the gate, close enough for grandchildren visits to the splash pad, far enough that Tuesday pickleball stays serene.
Timeline honesty applies here too: amenity campuses in new communities open in phases. Confirm what is built versus rendered as of your contract date, and get delivery commitments in writing where Toll will give them.
Inside EverRange: the Masterplan Context
Regency does not stand alone; it is one of six named neighborhoods in EverRange, The PARC Group's 1,000-acre, roughly 1,500-home masterplan between Nocatee and eTown. The developer's track record is the relevant fact: this is the company that built Nocatee, and EverRange is its sequel, with eight builders, half the land preserved, and a planned walkable town center.
For Regency buyers the masterplan cuts both ways. The upside is real: a growing amenity base, future retail, and the value gravity that PARC masterplans have historically generated. The cost is the construction years: model-home traffic and active building in surrounding neighborhoods while the plan fills in. Our full EverRange guide covers the masterplan economics in depth.
Schools: Mostly Moot, By Design
Regency is age-restricted, so school zoning does not drive the buying decision inside the gate. Two places it still matters: grandchildren who visit (the broader EverRange sections are zoned to Duval County schools, with early materials pointing to Bartram Springs Elementary, Twin Lakes Academy Middle, and Atlantic Coast High), and your eventual resale, since the surrounding masterplan's family appeal supports the corridor's overall value. Verify current assignments with Duval County if it figures into your plans.
What Living Here Is Actually Like
Year one in a new 55+ community has a specific texture: every neighbor is also new, which makes the social formation unusually fast and unusually open. Clubs, cards, and pickleball ladders get founded rather than joined. Buyers who want to shape a community love this phase; buyers who want to slot into a twenty-year-old calendar of clubs should weigh a Del Webb resale honestly.
The daily pattern
Errands run down US-1: Nocatee Town Center's grocery and dining about six miles south, Baptist South and the Durbin corridor up 9B, St. Johns Town Center about eleven miles north. Mayo Clinic is roughly 25 minutes. Until The Station opens, plan on driving for everything, which is true of every community in this corridor.
Construction season
Greater EverRange will build for years. Regency's gate insulates the streetscape, but the approach roads carry construction traffic, and the masterplan amenities arrive in phases. Tour on a weekday and a Saturday both.
Healthcare access
This corridor is one of the region's strongest for healthcare: Baptist South is minutes up 9B, and Mayo Clinic Jacksonville, the area's marquee draw for relocating retirees, is about 25 minutes. For many Regency buyers that drive time is the whole ballgame.
The age-restriction fine print
HOPA communities have specific occupancy rules: minimum-age requirements, percentage allowances, spouse and caregiver provisions, and visit-length limits for grandchildren. Get the actual governing documents, not the brochure summary, before contract.
Five Costly Mistakes Regency Buyers Make
New 55+ communities generate predictable, expensive errors. The five we see:
Signing before the fee stack is in writing
Three layers: Regency association, master obligations, Coastal Ridge CDD. Sales-office verbal quotes are not numbers. Get all three, current, in writing, for your specific lot, before contract.
Letting the design studio run unsupervised
Toll's option flexibility is the brand. It is also how a mid-$500s Acadia becomes a $700K Acadia in one appointment. Set the option budget before you walk in, and price the model home you toured against base spec.
Not cross-shopping the Del Webb resale
A Del Webb Nocatee or Ponte Vedra resale offers a mature community, finished landscaping, and immediate occupancy, often for less. New is not automatically the answer; run both numbers, including insurance, before deciding.
Skipping the HOPA documents
Age-restriction rules govern who can live in and inherit the home. Read the actual governing docs for minimum-age, occupancy-percentage, and caregiver provisions before you commit, not after.
Touring without representation
The Toll sales team is excellent and works for Toll. Buyer representation is free to you and changes the conversation on homesite premiums, incentives, and timing. Register your agent on your first visit or lose the option.
Homesites and Premiums
Early-release economics
Regency opened in February 2026, which means the lot bank is still deep: preserve edges, water-adjacent sites, and the quiet cul-de-sac pockets are all on the board, at the lowest premiums they will ever carry. In a single-builder enclave, homesite selection is the one variable Toll cannot reprice after you lock it.
The flip side: early sections may sit closest to the masterplan's active construction. Check the phasing map, not just the premium sheet.
The Regency Buyer Checklist
- Get the three-layer fee quote in writing: Regency association, master obligations, Coastal Ridge CDD, for your lot.
- Read the HOPA governing documents: age minimums, occupancy rules, caregiver and grandchild-visit provisions.
- Price base spec versus the model: ask for the model-home option list and its total before you anchor on what you toured.
- Set the design-studio budget before the appointment, and treat structural options and finish options separately.
- Check the phasing map: what builds next to your homesite, and when.
- Cross-shop one Del Webb resale seriously, with a full carrying-cost and insurance comparison.
- Confirm amenity delivery status: what is open today versus rendered, with dates where Toll will commit.
- Register your representation on the first visit: it is free and cannot be retrofitted.
The 55+ buyers we serve best are the ones who admit the real question is not square footage, it is what Tuesday looks like. Regency's answer is a brand-new campus and a community you help found; Del Webb's answer is a calendar that already exists. Both are right for somebody.
What we will not let you do is decide on a model-home tour and a verbal fee quote. Get the numbers, get the documents, then decide. We will get them for you.
Regency vs. the 55+ Corridor
The realistic shortlist for an active-adult buyer in this corridor, honestly stated:
| Community | Status | County | The honest one-liner |
|---|---|---|---|
| Del Webb Nocatee | Resale (mostly sold out) | St. Johns | The established 55+ inside Nocatee; mature scene, resale pricing. |
| Del Webb Ponte Vedra | Resale | St. Johns | The original: dense, proven, often the value buy. |
| Watersong at RiverTown | Active build | St. Johns | New 55+ inside RiverTown with the riverfront amenity deck. |
| Sweetwater by Del Webb | Resale | Duval | The Duval value play, further from this corridor. |
| Del Webb eTown | Active | Duval | The other new Duval option, up US-1 in eTown. |
Regency's lane is specific: the newest product, the only new private gate in the Nocatee orbit, Toll's option flexibility, and Duval taxes. It concedes maturity to every Del Webb on the list. Which trade wins depends on you, not on the brochure.
The Honest Pros and Cons
Pros
- Only brand-new gated 55+ in the Nocatee orbit
- All single-story, with Toll structural flexibility
- Private amenity campus plus full masterplan access
- Duval taxes versus St. Johns competitors
- First-release homesite selection
- Mayo Clinic and Baptist South within practical reach
Cons
- Premium pricing versus Del Webb resales
- Social scene still forming, year one
- Three-layer fee stack incl. Coastal Ridge CDD
- Masterplan construction for years around the gate
- No resale comps inside the enclave yet
- The Station retail is future-phase
Our Regency Buyer Playbook
How we run a Regency purchase, in order:
- Decide the real question first: founding a community versus joining one. It sorts Regency against the Del Webbs faster than any spreadsheet.
- Tour represented from visit one: registration rules mean this cannot be fixed later.
- Pull the release history: base-price and incentive moves since the February 2026 opening set your negotiating posture.
- Lock the homesite before the options: the lot is the unrepeatable decision; the design studio will still be there tomorrow.
- Stack the full carrying cost against one serious Del Webb resale before signing anything.
Questions We Ask Before You Sign
Six answers we get in writing on every Regency contract:
- What are the current Regency association dues, and what exactly do they fund inside the gate?
- What is the Coastal Ridge CDD assessment and term for this homesite?
- What did the model's option package total, versus the base spec we are pricing?
- What incentives are active this release, and how do they compare to last release?
- What is the committed amenity delivery schedule, and what recourse exists if it slips?
- What are the HOPA occupancy provisions for spouses, caregivers, and extended family?
Is Regency Not For You?
The honest cut, both directions:
Consider elsewhere if you want
- A mature 55+ social calendar on day one
- The lowest price of entry in the corridor
- St. Johns County address and dynamics
- No CDD on the tax bill
- Walkable retail today
- A multi-generational (non-age-restricted) street
Regency fits if you want
- A brand-new single-story home you specify
- A private gate with its own amenity campus
- Toll Brothers option depth
- Duval taxes near the Nocatee corridor
- First pick of a fresh lot bank
- To help found the community, not just join it