The Complete Rolling Hills Guide. (2026)

Executive Summary

Rolling Hills is a master-planned new-construction community in the Lake Asbury area of Green Cove Springs, Clay County, built mostly by LGI Homes around a $3.5 million amenity center and a large nature preserve. The master plan is platted for about 761 homes and is still building, so buyers can move into an established amenity package while new homes are still being sold. It sits off Sandridge Road near Henley Road, about five miles from Highway 17 and minutes from the First Coast Expressway, which connects to I-10 and I-95.

The homes are single-family, generally three to five bedrooms and about 1,247 to 1,981 square feet from LGI Homes, each loaded with the builder's CompleteHome package of included upgrades such as granite counters, stainless appliances, and tile floors. Pricing starts in the low $300,000s and runs into the high $370,000s, which lands well below comparable St. Johns County new construction. Adams Homes builds a separate section, Shadow Crest at Rolling Hills, from the high $280,000s.

The amenity package is the headline. Rolling Hills carries a roughly 9,300-square-foot clubhouse, a competition pool, a beach-entry pool with a water slide, six tennis courts, sand volleyball, a fitness center, a playground, and trails. It is served by A-rated Clay County schools, with Lake Asbury Elementary and Lake Asbury Junior High nearby. The community has a low HOA of roughly $120 a year and a CDD assessment that funds the infrastructure and amenities. This guide covers the homes, the amenities, the costs including the CDD, the schools, and the honest trade-offs of buying new, including why you bring your own agent to the builder.

Quick Facts

Community Overview & History

A value master plan in Lake Asbury

Rolling Hills is one of the newer master-planned communities in the Lake Asbury area of Green Cove Springs, on the southwest side of the Jacksonville metro in Clay County. The master plan is platted for about 761 homes, set in a large nature preserve, with hundreds of homesites already developed and hundreds more entitled for the next phases. LGI Homes is the primary builder, and the community has been actively selling and building, so a buyer today moves into a community with the amenity center already in place while newer phases continue.

The location is a Clay County value play. Rolling Hills sits off Sandridge Road near Henley Road, about five miles from Highway 17, and minutes from the First Coast Expressway, which has opened up commutes across the southern metro to I-10 and I-95. For buyers who want a newer home with full amenities at a price below the St. Johns communities across the river, the Lake Asbury location is the draw, with Ronnie Van Zant Park and the Lake Asbury schools close by.

Amenities and value together

What gives Rolling Hills its identity is the combination of a genuine resort amenity package and value pricing. The community is built around a roughly 9,300-square-foot clubhouse and a $3.5 million amenity center, the kind of package usually found in pricier communities. LGI's model keeps the home prices accessible by including upgrades in the base price rather than charging for them at a design center, so what you see is close to what you pay. The trade for that value is a CDD assessment, which is common across the metro's amenity-driven new communities.

Homes & Floor Plans

Rolling Hills is built mostly by LGI Homes, with a separate Adams Homes section, so the buying decision centers on the builder, the floor plan, the homesite, and quick-move-in versus to-be-built timing.

The homes

LGI Homes builds single-family homes at Rolling Hills generally ranging from about 1,247 to 1,981 square feet, with three to five bedrooms and two- to three-bath layouts in one- and two-story designs. Every LGI home comes with the CompleteHome or CompleteHome Plus package, which builds thousands of dollars of upgrades into the base price, including granite countertops, stainless steel appliances, tile flooring, brushed-nickel hardware, and a programmable thermostat. The approach favors buyers who want a move-in-ready home without navigating a long design-center upgrade list.

The Adams Homes section

Adams Homes builds a separate section called Shadow Crest at Rolling Hills, set among more than 200 acres of preserve with lake views, starting from the high $280,000s. It shares the community's amenity center and the low HOA, and it carries the same CDD as the rest of Rolling Hills. For buyers who want a different builder or a larger or preserve-view homesite, Shadow Crest is the alternative inside the same master plan.

Quick move-in vs. to-be-built

LGI Homes leans heavily toward quick-move-in homes that are already built or nearly complete, which is part of how it speeds up the buying process, and the active builders also offer homes still under construction. Quick-move-in homes often carry the strongest incentives, and they let you see exactly what you are buying. Comparing the available quick-move-in homes across LGI and Adams pays off.

The Market & Pricing

Rolling Hills' pitch combines Clay County value, a full amenity package, and A-rated schools. LGI homes have started in the low $300,000s and run into the high $370,000s, and the Adams Homes section has started from the high $280,000s. That pricing sits well below comparable St. Johns County new construction, which is the core of the value story.

The value here is real, and so is the CDD. Like many of the metro's amenity-driven new communities, Rolling Hills carries a Community Development District assessment on top of the low HOA, which funds the infrastructure and the amenity center and is paid down over a set bond term. That CDD is the honest counterweight to the low sticker price, so the right comparison is the all-in monthly, mortgage plus HOA plus CDD plus the post-first-year tax reset, against a no-CDD community at a similar price. A good agent will build that real number and ask the builder whether a CDD-payoff or buydown incentive is on the table.

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 an active builder community like Rolling Hills, builder pricing, incentives, and homesite selection matter more than resale comps, which is where an agent who knows LGI's pricing pays off.

Who Lives Here

Rolling Hills attracts buyers who want a newer single-family home with full amenities and A-rated Clay schools at a value price. The mix skews toward families drawn by the pools, courts, and schools; first-time and move-up buyers priced out of St. Johns; commuters who use the First Coast Expressway to reach jobs across the metro; and buyers relocating from out of state for the value. The accessible LGI pricing and the included upgrades make the community a common entry point into new construction in Clay County.

Many buyers are moving within the metro to get more home and more amenity for their money than the Southside or St. Johns allow. The combination of a resort amenity center, A-rated Clay schools, and value pricing gives Rolling Hills a distinct appeal in the fast-growing Lake Asbury corridor as it continues to build out.

Schools

Rolling Hills is served by the Clay County School District, which is A-rated and a major draw for the area. Lake Asbury Elementary School and Lake Asbury Junior High School both sit close to the community, and families should confirm the exact current elementary, middle, and high school assignments for a specific Rolling Hills address, since Clay County boundaries and school capacity shift as the Lake Asbury area grows.

Clay County also offers school-choice and magnet options beyond the neighborhood assignment, which gives families more flexibility than a single zoned assignment suggests. Buyers prioritizing specific schools should verify both the zoned assignment for the address and the current choice options with the Clay County School District before relying on any particular placement.

Amenities & Lifestyle

Rolling Hills' lifestyle is built around one of the strongest amenity packages in the area, the kind of resort setup usually reserved for pricier communities.

The amenity center

The community centers on a roughly 9,300-square-foot clubhouse and a $3.5 million amenity center. Residents have a competition pool, a beach-entry recreation pool with lap lanes and a water slide, a kids' splash area, six tennis courts, a sand volleyball court, a fitness center, a playground, an outdoor pavilion with a barbecue area, an amphitheater, and walking and nature trails through the preserve. For a value community, that breadth of amenities is unusual, and it is funded in part by the CDD.

The preserve setting

Rolling Hills sits within a large nature preserve, with lakes and trails woven through the community, and the Adams Homes section adds more than 200 acres of preserve with lake views. Ronnie Van Zant Park is close by, adding ballfields, a playground, and open space. For families who want room to be outside, the preserve-and-park setting is a real part of the appeal.

Lake Asbury conveniences

Beyond the gates, residents are minutes from the First Coast Expressway and a short drive to Green Cove Springs and the Highway 17 corridor for grocery, retail, and everyday services, with more shopping up toward Fleming Island and the CR-220 corridor. The location balances a quieter, preserve-edged setting with practical access to the expressway and the wider metro.

HOA & CDD

Rolling Hills' fee structure pairs a very low HOA with a CDD, and understanding both is the key to the real monthly cost.

The HOA is low, roughly $120 a year, which is modest for a community with this amenity package. Confirm the exact current amount and what it covers with the builder.

There is a CDD. Rolling Hills carries a Community Development District assessment that funds the community's infrastructure and amenity center, paid down over a set bond term and collected on the annual property tax bill. This is common across the metro's amenity-driven new communities, and it is the honest counterweight to the low purchase price. Confirm the exact current CDD amount and the years remaining on the bond for the specific homesite, since it varies.

Factor homesite premiums. Preserve-view and larger homesites carry premiums even with LGI's included-upgrade model, and the Adams section prices its own lots, so the homesite still shapes the number.

Model the true all-in monthly. The mortgage, the low HOA, the CDD, and the post-first-year property-tax reset on a new build all factor in. Because Rolling Hills has a CDD, the all-in monthly can run higher than a similarly priced no-CDD community, so build the real number before you commit, and ask the builder whether a CDD-payoff or rate-buydown incentive is available.

Commute Analysis

Rolling Hills' Lake Asbury location is built for First Coast Expressway commuters and Clay County workers, with quick access to the expressway and on to I-10 and I-95.

Rolling Hills sits minutes from the First Coast Expressway, which makes Orange Park, NAS Jacksonville, and the I-10 and I-95 corridors reachable, with downtown Jacksonville roughly 35 to 45 minutes away depending on traffic. Green Cove Springs and the Highway 17 corridor handle everyday shopping a short drive away, and Fleming Island adds more retail to the north. For buyers who work in Clay County, at the Navy base, or along the expressway, the commute is workable. The trade-offs are the longer drives to the Southside job centers, the St. Johns Town Center, and the beaches, so the location works best for Clay County and expressway-oriented buyers.

Shopping & Dining

Rolling Hills' shopping and dining picture is anchored by Green Cove Springs and the Highway 17 corridor, a short drive away, with grocery stores, retail, restaurants, and everyday services, plus the historic downtown and Spring Park along the St. Johns River. The Clay County Fairgrounds and Ronnie Van Zant Park add seasonal events and recreation close to home.

For a wider selection, Fleming Island and the CR-220 corridor to the north bring big-box retail, more restaurants, and grocery, and Oakleaf Town Center is reachable for destination shopping. For day-to-day life, the Green Cove Springs corridor covers most needs, and the First Coast Expressway makes the larger centers an easy run when you want them.

Pros and Cons

Rolling Hills vs. Comparable Communities

Most buyers weighing Rolling Hills are comparing it with other value-focused Clay County and Green Cove Springs communities. Here is the honest shorthand.

Hidden Things Buyers Should Know

A few things that consistently come up once buyers get serious about a value, amenity-rich community like Rolling Hills.

Run the CDD into the monthly

The low purchase price and the low HOA can make Rolling Hills look cheaper to carry than it is, because the CDD assessment lands separately on the tax bill. Get the exact annual CDD amount and the years left on the bond for the specific homesite, then put mortgage plus HOA plus CDD plus taxes into one number. Compared against a no-CDD community at a similar price, that all-in figure is the honest comparison.

LGI's process is different

LGI Homes runs a streamlined, quick-move-in-heavy process and is strict about agent registration. If you want your own representation, your agent generally needs to register you or be with you on the very first visit. Walk in alone and you may give up the ability to be represented at no cost to you, so plan the first visit with your agent in advance.

Included upgrades change the comparison

LGI builds thousands of dollars of finishes into the base price rather than selling them at a design center, so a Rolling Hills price often includes things you would pay extra for elsewhere. When you compare it to another builder's base price, account for what is and is not included, since the sticker numbers are not apples to apples.

Two builders, one community

LGI and Adams Homes both build inside the Lake Asbury master plan, sharing the amenity center and the HOA and CDD. That gives you a second product and price point without leaving the community, so it is worth touring both before you decide.

Momentum Expert Insight

Frequently Asked Questions

Related Reading

If you are researching Rolling Hills, you are likely also weighing these other Clay County and Green Cove Springs communities. We have written guides on each.