Seven Pines

Seven Pines is a higher-end new-construction market for this part of Jacksonville, with pricing set by the builders rather than by resale comps. As of 2026, homes range from around $510,000 to roughly $1.3 million, depending on builder, plan, square footage, lot, and upgrades. Entry pricing starts in the low $500,000s for smaller ICI plans, the bulk of the market runs in the $600,000s to $800,000s, and larger estate-style homes and premium lots push past $1 million.

A few things shape the real cost beyond the sticker price. Lot premiums for water and preserve homesites can add meaningfully to the base price. Upgrades and options move the number quickly, so a base price and a finished price can differ substantially. Builder incentives, which can include closing-cost credits, rate buydowns, or design-center allowances, change with the market and the builder's inventory goals, and 2026's more stable rate environment has made builders more willing to negotiate. The community's fee structure (HOA and likely a CDD given the amenity scale) is a recurring cost to factor into affordability.

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 new construction those resale figures matter less than the builder's pricing, incentives, and your representation at the table, which is where having your own agent pays off.

Because Seven Pines is new construction, the home-buying decision starts with the builder and the floor plan. Two builders share the community, each with their own product lines and price points.

ICI Homes, a Florida builder since 1980 and a long-running Top 100 national builder, is known for design flexibility and the ability to make custom changes to its plans. At Seven Pines, ICI offers a wide range of home sizes, roughly 1,600 to over 5,200 square feet, with prices from around $510,000 into the $1.3 million range as of 2026. ICI's appeal is the breadth of plans and the customization, so buyers who want to tailor a home tend to gravitate here.

David Weekley Homes, one of the largest privately held builders in the country, brings its own series of contemporary plans to Seven Pines, including product lines built around specific lot widths (for example, rear-entry-garage plans on 50-foot lots) that typically run from the low $600,000s into the $800,000s. David Weekley is known for design and a strong warranty and customer-service reputation. Between the two builders, buyers have a wide spread of styles, sizes, and price points to choose from.

At any time, both builders carry a mix of inventory: quick-move-in homes that are already under construction or complete (faster close, less customization) and to-be-built or dirt-start homes where you select the plan, lot, and finishes (more customization, but build timelines currently run roughly 8 to 12 months). Which path is right depends on your timeline and how much you want to personalize, and the inventory of each changes constantly, so current availability matters.

Amenities are one of Seven Pines' biggest selling points, and the package is built around outdoor living and gathering. Some are complete and some are still being delivered as the community builds out.

The community centers on a 34-acre Central Park and a roughly 7,900-square-foot Residents Club set by a lake. The club anchors resort-style and lap-lane pools, a fitness center, and gathering and event spaces, with a children's playground featuring interactive water features. This is the social heart of the community and a major draw for buyers.

Seven Pines makes the most of its lakes and natural areas. An Outpost building by the lake houses canoes and kayaks for residents, and miles of walking and biking trails, sports fields, parks, and playgrounds are woven through the interconnected neighborhoods. The walkable, village-style layout is intended to put green space and recreation within easy reach of every home, which is part of what earned the community its national master-planned recognition.

Beyond the recreational amenities, the master plan includes a future village center with commercial and retail space and apartments, intended to bring shops and dining into the community itself. As a buyer, it is worth understanding which amenities are already open versus still planned for future phases, since a community this new delivers its amenity package over time.

Seven Pines is minutes from some of Jacksonville's best shopping and dining, even before its own village center is built. The St. Johns Town Center, the region's premier destination with more than 175 stores including Nordstrom and a wide range of restaurants, is about 10 to 15 minutes away, and the surrounding Intracoastal West corridors along San Pablo and Beach Boulevard cover everyday needs with grocery stores, restaurants, and services.

The beaches add their own coastal dining scene minutes east. Within the community, the master plan calls for a future village center with shops and dining, which would bring retail directly into Seven Pines over time. For now, the combination of a brand-new, amenity-rich community with the Town Center and the beaches just minutes away is a strong part of the appeal.

A few things that consistently come up once buyers get serious about a new-construction community like Seven Pines.

The friendly sales agent in the model home represents the builder's interests, not yours. Bringing your own agent (with negotiable compensation, often covered in whole or part by the builder and set in your written buyer agreement) gives you representation on price, incentives, lot premium, upgrades, and contract terms. Register your agent on your first visit, since some builders require it.

Between lot premiums for water and preserve homesites and the design-center upgrade list, the finished price of a new home can run well above the advertised base. Go in knowing which upgrades matter for resale and which are easy to add later, so you spend where it counts.

A community this amenity-rich likely carries a CDD assessment on top of HOA dues, and new-build property taxes often jump after the first year once the home is fully assessed. Model the true all-in monthly cost, not just the mortgage, before you commit.

In a community still building out, some amenities and the village center may not be complete when you move in. Confirm what is open now versus planned, so your expectations match the current phase.

Jacksonville sees coastal, river, and creek flooding, and pockets near the St. Johns River tributaries can sit in higher-risk zones. Jacksonville participates in the FEMA Community Rating System at a class 6, which earns flood-insurance discounts of about 10 percent for homes outside a special flood hazard area and about 20 percent for homes inside one.

The reliable move is to pull the FEMA flood designation for the exact Seven Pines 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.

The Jacksonville metro is served by Xfinity (Comcast) cable across nearly all addresses and by AT&T with DSL almost everywhere plus fiber to a growing share of homes. If working from home matters, confirm the options, and fiber in particular, at the specific Seven Pines address rather than assuming.

Duval County total millage runs roughly 17.9 to 18.5 mills depending on the taxing district. 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.

Most buyers weighing Seven Pines are comparing it with the other new-construction and master-planned options around Jacksonville. Here is the honest shorthand.

Seven Pines fits the buyer who wants a new-construction home in a walkable, amenity-rich master plan, minutes from the Town Center and the Southside job centers, and who will map the full fee stack before they buy. If a 34-acre Central Park, a lakeside Residents Club, resort-style pools, and an emerging onsite town center matter more than an established address or the lowest carrying cost, few Southeast Jacksonville communities compete on amenities and new construction in one place.