The 60-Second Overview
Every masterplan has one village that refuses the house style everyone else wears. In Nocatee it is Siena: 116 Mediterranean and Tuscan-style single-family homes by ICI Homes, started in 2015 under The PARC Group and built out around 2018, sitting roughly a half mile from the Town Center, close enough that the Publix run, the restaurant row, and the Splash Water Park are a walk or a golf-cart roll, not a drive.
The architecture is the identity. Barrel-tile roofs, stucco finishes, wrought-iron accents, paver driveways, and, on many homes, rear alley-entry garages that keep the street face clean, applied across the whole village by a single builder, so the streetscape holds together in a way multi-builder neighborhoods rarely manage. Homes run roughly 1,500 to 3,300 square feet depending on which third-party source you read, 3 to 5 bedrooms, on compact 40 and 50 foot lots.
The market is pure resale and thin: recent third-party listings ran from $535,000 for a 3-bed one-story to $799,000 for a 4-bed on a rare near-quarter-acre yard (mid 2026, dated). In a 116-home village, two listings can be the entire market, which is why we work from closed comps, not stickers.
Siena is the village where Nocatee bet that tile roofs and Tuscan stucco would age better than beige. Nine years in, the bet looks right, and nobody ever built the sequel.
Fees and the CDD
Two recurring lines define the carrying cost. First, the homeowners association: Siena shares an HOA service contract with neighboring Addison Park (addisonparkandsienahoa.info), which handles common areas and the architectural review that keeps the Mediterranean standard intact; confirm the current dues and exactly what they cover with the association before you offer. Second, the Nocatee (Tolomato) CDD assessment on the property-tax bill, which across Nocatee generally runs about $2,000 to $3,200 a year depending on the lot. The CDD is the financing engine behind the water parks and trails, and it is not optional.
Because Siena dates to 2015-2018, individual parcels can sit at different points in their bond amortization, and the all-in tax line varies house to house. We pull the parcel-level figure on every candidate, two similar Siena homes should never be compared without it.
The Mediterranean Standard
Siena's differentiator is visible from the corner: a deliberate Mediterranean vocabulary, barrel-tile roofs, warm stucco palettes, wrought-iron balconies and railings, arched details, paver drives, applied across all 116 homes rather than scattered as options. One builder, ICI Homes, worked inside one design language for the entire build, which gives the village a coherence even Nocatee's other architecture-forward neighborhoods cannot quite match.
ICI also flipped the suburban formula on many streets: rear alley-entry garages put the cars behind the house, so the front elevation is porches, facades, and landscaping rather than garage doors. It is a small planning decision with a large daily effect, the streets read as streets, not driveways.
That standard does two things at resale. It makes Siena instantly recognizable, buyers shopping Nocatee know the tile roofs on sight, and it protects owners from the renovation roulette that erodes less-disciplined neighborhoods. Architectural review is the enforcement arm; confirm the current guidelines before planning exterior changes, because the consistency you are buying is the consistency you will be held to.
The Tile-Roof Reality
The barrel-tile roof is Siena's signature and its most misunderstood line item, so here is the honest version. Tile is a durable, wind-resistant material that, properly installed and maintained, typically outlasts asphalt shingle by a wide margin; on a 2015-2018 village the tiles themselves are young. The nuance is underneath: the underlayment beneath the tiles has its own service life and can need attention before the tiles do, and individual tiles crack, from foot traffic, debris, or settling, in ways a roof-level inspection catches and a curbside glance does not.
On insurance, we will not invent a premium, nobody can quote your roof from a web page. What we can say is how the underwriting works: insurers price the roof on its age, condition, and the wind-mitigation report, not the material alone, and a documented, well-maintained tile roof is a strong story to hand an underwriter. The flip side is repair economics: when tile work is needed it costs more than shingle work, and matching discontinued tile profiles can take effort. Budget the maintenance honestly and the roof is an asset; ignore it and it is a surprise.
Our process on every Siena candidate: a roof-qualified inspector on the actual roof, the wind-mitigation and four-point reports ordered early, the repair history requested from the seller, and the insurance quote in hand before the inspection period ends. That sequence turns the village's signature feature from an unknown into a negotiating position.
Schools: Pattern and the Caveat
Siena sits in the St. Johns County district, the school system that anchors most Nocatee buying decisions. The district's 2026-27 zoning framework assigns the Town Center area villages, Siena included, to Pine Island Academy (K-8) feeding Allen D. Nease High School, and current MLS listing data shows the same pattern, while some older listing sources still cite the prior Ocean Palms and Landrum assignments. The caveat is live: a new Nocatee K-8 is planned and Pine Island Academy is among the schools most affected by rezoning as the masterplan grows, so verify the address-level assignment with the district directly before you rely on it, boundaries here have been redrawn before and will be again.
What Living Here Is Actually Like
The daily rhythm is the walk and the cart: coffee at Town Center, the greenway loop, errands without the car, summer afternoons at the Splash Park a half mile away. The alley-loaded streets give Siena an unusually social front yard, porches face porches, not garage doors, and the village is small enough that faces become names quickly.
The compact-lot reality
The 40 and 50 foot lots are the trade for the location and the low maintenance: most homes back to other homes, and yards are modest. The rare exceptions, the occasional oversized lot, carry premiums the thin market rarely tests. Buyers who need acreage should shop other villages.
The alley-garage life
Rear-entry garages keep the streets clean but change the routine: guests park out front, your car lives behind the house, and the alley is part of your property experience. Walk it on the tour, alley condition and neighbors' alley habits vary by block.
The Town Center sound
Living near the action means hearing some of it: event nights, summer Splash Park energy, restaurant evenings. Most owners call it the point; buyers who want silence should weigh the village's quieter interior streets, or a quieter village entirely.
Thin-inventory shopping
A 116-home village can go weeks with zero or one listing. Serious buyers set the search up in advance and move within days when the right tile roof lists; the good ones do not reach the second weekend.
Five Costly Mistakes Siena Buyers Make
A one-of-one village generates its own predictable errors. The five we see:
Treating the tile roof like a shingle roof
Standard inspections walk past what matters here: underlayment condition, cracked tiles, repair history, and the wind-mitigation documentation that drives the insurance quote. Scope the inspection for tile or you are guessing on the house's signature feature.
Comping against drive-to Nocatee
A Siena house and a same-size house three miles from Town Center are different products, and nothing else in the masterplan wears this architecture. Comp inside the walkable core first, then sanity-check outward.
Skipping the per-parcel fee read
The shared Addison Park and Siena HOA dues plus the parcel's actual CDD line define the carrying cost, and the CDD varies by lot. Never compare two Siena homes without normalizing both numbers.
Expecting a yard
The 40 and 50 foot lots are compact by design; the occasional oversized lot is the exception and is priced like one. Walk the actual backyard and the alley before the listing photos make the decision for you.
Waiting for more inventory
There is no builder releasing next month and only 116 homes exist. In a built-out village this small, the house you like is the inventory; hesitation here is how buyers spend a year not buying.
Lots and Premiums
Here, the exception is the premium
Siena's standard product is the compact 40 or 50 foot lot, back-to-back with the neighbors, and the market prices it consistently. The real premiums live in the exceptions: the handful of oversized or better-positioned lots, recent third-party listings included a near-quarter-acre yard asking $799,000, and the streets with the cleanest walk to Town Center. Position and lot, not staging, are what compound.
Because the village is only 116 homes, those exception lots trade so rarely that each one effectively sets its own comp.
The Siena Buyer Checklist
- Put a roof-qualified inspector on the tile roof: underlayment, cracked tiles, repair history, and matching-tile availability.
- Order the wind-mitigation and four-point reports early and get the insurance quote inside the inspection period.
- Pull the parcel-level CDD figure and the current shared Addison Park and Siena HOA dues and documents.
- Walk the actual walk: time the route to Town Center and the Splash Park from the specific address.
- Walk the alley too: rear-entry garages make the alley part of the property; check its condition and traffic.
- Check the backyard honestly: compact is the norm; price any exception lot accordingly.
- Verify the school assignment at the address level with the St. Johns County district; rezoning is live in Nocatee.
- Set the search before the listing: 116 homes means thin inventory rewards the prepared buyer.
One-of-one architecture inside a famous masterplan is a quiet structural advantage: Siena never has to compete with a newer version of itself, because Nocatee never built another Mediterranean village. The buyers who win here respect the two things that make it work, the walk and the tile roof, and underwrite both properly instead of falling for the staging.
Bring us in before you tour and we will bring the closed comps, the parcel-level fee picture, and a tile-specific inspection scope most agents have never run. In a village that lists a handful of homes a year, that preparation is the entire edge.
Siena vs. the Nocatee Set
The realistic cross-shop for a Siena buyer:
| Option | Format | The honest one-liner |
|---|---|---|
| Lakeside at Town Center | Key West single-family, walkable | The other architecture-forward village at the same address; porches instead of tile. |
| Addison Park | Single-family, walkable | The HOA-sharing neighbor; similar walk, conventional styling. |
| West End at Town Center | TH + villas, walkable | The attached low-maintenance version of the same address. |
| Willowcove | Established single-family | Bigger lots a short cart ride from Town Center. |
| Austin Park | Original village | More square footage per dollar on the western edge; the walk becomes a drive. |
| Nocatee (full guide) | The masterplan | The full village-by-village context before you pick a lane. |
Siena's lane is precise: detached single-family at the masterplan's most walkable address, wrapped in the only Mediterranean architecture Nocatee ever built. Cheaper exists, bigger lots exist, newer finishes exist, but this exact combination is 116 homes, built out, and finite.
The Honest Pros and Cons
Pros
- The only Mediterranean tile-roof village in Nocatee
- Walking distance to Town Center and the Splash Water Park
- One-builder coherence; the streetscape holds together
- Alley-loaded streets: porches and facades, not garage doors
- Full Nocatee amenity access with the deed
- Finite, one-of-one format: the structural resale case
Cons
- CDD plus HOA dues in the carrying cost
- Compact 40 and 50 foot lots; modest yards
- Tile roof repairs cost more than shingle when needed
- Walkability carries a premium over drive-to Nocatee
- Town Center energy reaches the nearest streets
- Thin inventory forces fast decisions
Our Siena Buyer Playbook
How we run a Siena purchase, in order:
- Set the search before the listing: in a 116-home village, preparation beats reaction.
- Build the all-in monthly first: parcel CDD, the shared HOA dues, and insurance quoted on the actual tile roof.
- Underwrite the roof properly: tile-qualified inspector, wind-mitigation, four-point, repair history.
- Pick position over staging: the walk, the lot, and the roof outlive every kitchen.
- Comp inside the walkable core, then sanity-check against the drive-to alternatives, premium acknowledged.
Questions We Ask Before You Sign
Six answers we get in writing on every Siena contract:
- What is the tile roof's full history: repairs, underlayment work, and the current wind-mitigation report?
- What is the parcel's current CDD assessment, and where does it sit in the bond schedule?
- What are the current HOA dues under the shared Addison Park and Siena contract, and what do the documents say about leasing and architectural review?
- What did the last three Siena closings actually sell for, and how does this position compare?
- What is the current school assignment for this exact address, with rezoning in motion?
- What is behind the fence and in the alley, another backyard, a path, or one of the village's rare exception lots?
Is Siena Not For You?
The honest cut, both directions:
Consider elsewhere if you want
- A big private yard or a preserve view
- New construction and a builder warranty
- The cheapest possible roof maintenance
- The lowest Nocatee entry price
- A gated community
- Deep inventory to shop at leisure
Siena fits if you want
- Town Center and the Splash Park on foot or by cart
- The only Mediterranean tile-roof streetscape in Nocatee
- Alley-loaded streets with real curb appeal
- A finished, one-builder village in a famous masterplan
- Full Nocatee amenity access with the deed
- A finite, one-of-one format with a structural resale case