The Complete Seven Pines Guide. (2026)

Executive Summary

Seven Pines is one of Jacksonville’s most talked-about new-construction master-planned communities, a roughly 1,000-acre development in the Intracoastal West area, positioned between downtown and the beaches in the 32224 ZIP. Named for the seven Skinner family sons whose family stewarded the land for over a century, it is co-developed and built by two of Florida’s most established builders, ICI Homes and David Weekley Homes, with construction underway since early 2022 and homes actively selling.

The community is planned for roughly 1,600 single-family homes, plus apartments and a future village center with commercial and retail space, arranged in walkable, interconnected neighborhoods. Homes are contemporary in style, on lots roughly 40 to 70 feet wide, ranging from about 1,500 to over 5,000 square feet. As of 2026, prices run from around $510,000 into the $1.3 million range depending on builder, plan, size, and lot. The amenity package is a major draw: a 34-acre Central Park, a roughly 7,900-square-foot Residents Club by a lake with resort-style and lap pools, a fitness center, a children’s splash and play area, an Outpost building with canoes and kayaks, plus miles of walking and biking trails and sports fields.

Seven Pines earned national recognition as one of the Top Five Master-Planned Communities in the U.S. by the National Association of Home Builders. Because this is new construction, the buying experience is different from resale: you are choosing a builder, a floor plan, a lot, and either a quick-move-in home or a dirt-start build, while weighing builder incentives, lot premiums, and the community’s fee structure. This guide walks through the builders, the homes, the amenities, the costs, and the honest trade-offs of buying new, including why you still want your own agent at the builder’s table.

Quick Facts

Community Overview & History

The Skinner legacy

Seven Pines sits on land stewarded by the Skinner family for more than a century, the same prominent Jacksonville family connected to the development of the Southside and the founding of Deerwood. The community is named for the seven Skinner brothers, and its branding leans into a theme of gathering, legacy, and connection to nature. Development began in earnest with construction starting in early 2022, and the community has been building out steadily since.

Rather than a conventional subdivision, Seven Pines was conceived as a walkable, village-style master plan: interconnected neighborhoods, abundant parks and lakes, a future village center with shops and dining, and a design philosophy centered on outdoor living and neighbor-to-neighbor connection. That planning earned it national recognition as one of the Top Five Master-Planned Communities in the country from the National Association of Home Builders.

A central Intracoastal West location

Seven Pines occupies a strategic spot in the Intracoastal West corridor, between downtown Jacksonville and the beaches, near eTown and the St. Johns Town Center, with quick access to I-295 and JTB. That location puts it within easy reach of the Mayo Clinic, the Town Center, the beaches, and the Southside job centers, which is a big part of why it attracts buyers who want a brand-new home without being far from the city core. It is one of the higher-end new-construction options in this part of Jacksonville.

Builders & Floor Plans

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

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

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.

Quick move-in vs. dirt start

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.

The Market & Pricing

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.

Who Lives Here

Seven Pines attracts buyers who want a brand-new home with strong amenities and a walkable, connected feel, without moving far from the city. The buyer mix skews toward families drawn by the parks, pools, and trails, professionals and Mayo Clinic and Town Center commuters who value the central location, and move-up buyers wanting a larger, newer home. The community markets itself heavily around gathering, kids, and outdoor living, which resonates with growing families.

Because it is new construction at a higher price point, residents tend to be financially established move-up buyers and professionals rather than first-timers. The contemporary home designs and the resort-style amenities appeal to buyers who want a modern lifestyle and a turnkey community rather than an older home or a fixer. As the village center and remaining phases build out, the community continues to draw new residents who want to get in during the growth phase.

Schools

Seven Pines is served by Duval County Public Schools. Given its location in the Intracoastal West and Beaches-adjacent area of Duval, it falls in the same general zone as nearby communities, with sought-after Chets Creek Elementary commonly referenced, along with a Duval middle school and Atlantic Coast High School, which offers career and technical academies.

Because Seven Pines is new and still building out, attendance zones can shift as the community grows and the district adjusts boundaries, and builders’ published school references are estimates. Buyers should confirm the exact current zoned schools for a specific Seven Pines address and phase directly with Duval County Public Schools before relying on any assignment. There are also strong private school options in the surrounding area.

Amenities & Lifestyle

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 Central Park and Residents Club

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 families.

Water, trails, and sports

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.

The future village center

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.

HOA & CDD

Seven Pines’ cost structure is typical of a large, amenity-rich master-planned community, and buyers should map it carefully because new-construction fees can be easy to overlook.

HOA dues fund the community. The homeowner association covers the shared amenities, the parks and trails, the Residents Club and pools, the common-area landscaping, and the community standards. Given the depth of the amenity package, these dues are a real recurring cost to budget for.

A CDD is likely, so confirm it. Large master-planned communities with extensive amenities like Seven Pines commonly use a Community Development District to finance the infrastructure and amenities, which adds an assessment to the annual tax bill (often the equivalent of an extra one to several hundred dollars a month). Whether and how much of a CDD applies to a specific Seven Pines home should be confirmed directly with the builder, since it materially affects the monthly cost.

Watch the all-in monthly number. Between the mortgage, the HOA dues, any CDD assessment, and the higher property-tax basis on a new build (taxes are often reassessed upward after the first year), the all-in monthly cost can be meaningfully higher than the base price suggests. A good agent will help you build the true monthly picture before you commit.

The rule of thumb at Seven Pines: budget for HOA dues, confirm the CDD with the builder, and model the true all-in monthly payment including the post-first-year tax reassessment. Do not judge affordability by the base price alone.

Commute Analysis

Seven Pines’ Intracoastal West location is one of its strongest features, central to Jacksonville’s job centers, shopping, and the beaches.

Seven Pines sits near the I-295 and JTB corridors, giving quick access across the Southside and Intracoastal West, with the St. Johns Town Center, Mayo Clinic, and the beaches all within 10 to 20 minutes and downtown around 20 to 25. That central position, paired with brand-new homes and resort amenities, is the core of the pitch. The trade-offs are the usual Jacksonville ones: the JTB and I-295 corridors carry heavy traffic at peak hours, and it is a car-oriented setting despite the internal walkability. For buyers who want a new home close to the Southside, the Town Center, Mayo, and the beaches, the location is hard to beat.

Shopping & Dining

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.

Pros and Cons

Seven Pines vs. Comparable Communities

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

Hidden Things Buyers Should Know

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

The builder's agent works for the builder

The friendly sales agent in the model home represents the builder’s interests, not yours. Bringing your own agent (at no cost to you, since the builder pays buyer-agent commissions in most cases) gives you representation on price, incentives, lot premium, upgrades, and contract terms. Register your agent on your first visit, since some builders require it.

Base price is not the real price

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.

Budget for the CDD and the tax reset

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.

Amenities arrive over time

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.

Momentum Expert Insight

Frequently Asked Questions

Related Reading

If you are researching Seven Pines, you are likely also weighing these other new-construction and master-planned Jacksonville communities. We have written guides on each.