What's in this guide
- Executive Summary
- Quick Facts
- Community Overview & History
- Neighborhoods & Areas
- Real Estate Market
- Who Lives Here
- Schools
- Amenities & Lifestyle
- HOA, CDD & Costs
- Commute Analysis
- Shopping & Dining
- Pros & Cons
- Neighborhood Comparisons
- Hidden Things to Know
- Momentum Expert Insight
- Live Listings & Recent Sales
- Flood Zones & Insurance
- Internet & Connectivity
- The Tax Reality
- What Your Budget Buys
- The Future of the Area
- Resale Liquidity
- The Buyer Playbook
- Questions to Ask
- Mistakes to Avoid
- Frequently Asked Questions
Executive Summary
Stokes Landing sells the school map: Homes.com lists Palencia Elementary, Pacetti Bay Middle, and Allen D. Nease High for the community, all A-rated, at a townhome price in the 260s.
Per Homes.com on June 4, 2026, pricing runs roughly 260,000 to 292,000 dollars, with recent closings between 284,990 and 292,440.
The product is the same efficient D.R. Horton townhome as Cordera: 1,109 to 1,308 square feet, lawn maintenance included, no amenity campus.
Quick Facts
| Category | Detail |
|---|---|
| Location | US-1 North corridor near Palencia, St. Augustine |
| County | St. Johns County |
| ZIP code | 32095 |
| Homes | Two-story townhomes by D.R. Horton (plus an Express series) |
| Built | Actively selling new construction, 2025 to 2026 |
| Home sizes | About 1,109 to 1,308 square feet, 2 to 3 bedrooms |
| Amenities | Lawn maintenance included, smart-home package; no amenity campus |
| Schools | St. Johns County School District (top-rated; confirm zoning by address) |
| Gate / HOA | Homes.com reports no HOA fees; unusual for townhomes, confirm in writing |
Community Overview & History
The school-zone arbitrage
The US-1 North corridor between St. Augustine and Palencia carries some of the most wanted school zoning in Florida, and Stokes Landing drops an attainable townhome into it; that single fact organizes the whole buying case.
How it feels on the ground today
Stokes Landing reads as a compact new townhome community in motion: fresh rows off the highway, builder inventory closing weekly, and the Palencia retail node a few minutes north.
The Community and What You Are Buying
One product, one corridor, one question: does the zoning hold for your address.
The Jackson and Springfield plans
Two-story townhomes, 1,109 to 1,308 square feet, 2 to 3 bedrooms, 2.5 baths, reserved parking, lawn maintenance included.
Stokes Landing Express
The same community carries an Express series in the MLS; compare spec sheets at the same visit.
Inventory homes
Closings ran 284,990 to 292,440 dollars in early June 2026 per Homes.com; confirm current availability.
Real Estate Market
Per Homes.com on June 4, 2026, Stokes Landing runs roughly 260,000 to 292,000 dollars, the corridor entry point.
The reported Nease zoning compresses against communities where the same map costs twice as much; that is the demand engine.
Investors and first-time buyers compete here, which keeps absorption fast.
Who Lives Here
Stokes Landing draws young families buying the school map, first-time buyers entering the county, and commuters working the US-1 and 9B corridors north.
Schools
Stokes Landing is served by the top-rated St. Johns County School District, with attendance zones by home address. Confirm the exact zoning for a Stokes Landing address before you buy. Homes.com lists Palencia Elementary, Pacetti Bay Middle, and Allen D. Nease High for the community, but listed schools are not a zoning guarantee, so confirm with the district before contract.
Amenities & Lifestyle
Like its sibling communities, Stokes Landing trades amenities for price.
Included lawn maintenance
The HOA-style service layer without a campus.
Smart-home package
Standard on D.R. Horton builds.
No amenity campus
No pool or clubhouse advertised; the price reflects it.
Palencia next door
The Market Street retail node and golf clubhouse culture sit minutes north.
HOA, CDD & Costs
Homes.com states there are no homeowner association fees at Stokes Landing with lawn maintenance included, which is unusual for a townhome community; confirm the fee structure and who maintains exteriors in writing before contract.
No CDD was mentioned in third-party sources at publish time; verify.
Clarify the insurance split between any association and the unit owner, since that changes the real monthly cost.
Commute Analysis
| Destination | Typical drive |
|---|---|
| Palencia (Market Street) | About 5 minutes |
| Downtown St. Augustine | About 15 minutes |
| County Road 210 corridor | About 15 minutes |
| I-95 via International Golf Parkway | About 15 minutes |
| Downtown Jacksonville | About 45 minutes |
Stokes Landing runs the US-1 North spine: Palencia retail in five minutes, downtown St. Augustine in fifteen, and the 210 and 9B job corridors inside a half hour.
Shopping & Dining
The Palencia Market Street node covers the daily run, with the US-1 corridor and downtown St. Augustine filling out the rest.
Pros and Cons
Pros
- Reported Palencia, Pacetti Bay, and Nease school listing at a 260s price
- Among the cheapest new product on the corridor
- Lawn maintenance included
- Five minutes from Palencia retail
- Fast absorption supports resale
Cons
- No amenity campus
- Small plans, 1,109 to 1,308 square feet
- No-HOA-fee claim needs verification; unusual for townhomes
- Reserved parking, no garages
- US-1 traffic at peak
Stokes Landing vs. Comparable Communities
| Community | How it compares to Stokes Landing |
|---|---|
| Cordera Townhomes | The same D.R. Horton product on the west side at a lower entry without the Nease-zone story. |
| Palencia | The master plan next door whose schools and retail define the corridor. |
| Beacon Lake Townhomes | Townhomes inside a full amenity master plan, the next budget step. |
Hidden Things Buyers Should Know
Zoning vs listing
Aggregators list schools by data feed, not by promise; the district locator is the only answer that counts, so run the exact address.
The no-fee question
A townhome community with no association fee raises real questions about exterior and common-area maintenance; the written answer matters more than the price.
The Palencia spillover
Market Street retail, the golf culture, and corridor cachet all spill south; you are buying the area at a discount to the master plan.
Momentum Expert Insight
Stokes Landing is the school-map trade of the year on this corridor: if the zoning holds at the address, the price-to-zone ratio is the best in the county.
My advice is to verify the zoning and the fee structure in writing first, then move fast, because absorption here does not wait.
Selling a Home in Stokes Landing
Resale rides the school map and the price floor; both favor sellers once builder inventory clears.
We price from the freshest townhome closings on the corridor and lead with the zone.
Get a no-obligation home value for your Stokes Landing home, based on real comparable sales in the community rather than an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Flood Zones & Insurance
St. Johns County flooding concentrates near the Intracoastal, the coast, and the creeks and marshes, while many inland master-planned communities sit in lower-risk zones.
The reliable move is to pull the FEMA flood designation for the exact Stokes Landing 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.
Internet & Connectivity
St. Johns County is well served by AT&T (fiber in most newer communities) and Xfinity (Comcast), though fiber availability still varies by street. If working from home matters, confirm the options, and fiber in particular, at the specific Stokes Landing address rather than assuming.
The Tax Reality
St. Johns County total millage varies by district, and CDD assessments are common in the master-planned communities, which adds to the all-in cost on top of the millage. 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.
What Your Budget Buys Here
The same budget buys very different homes across Stokes Landing and the surrounding area, depending on age, size, lot, and condition. Rather than anchor on the asking price or the neighborhood average, price any specific home off the most recent comparable sales, and weigh what your money would buy in the nearby alternatives before you commit.The Future of the Area
St. Johns County continues to grow, with new rooftops, retail, and road work reshaping parts of the area. That growth supports long-run demand, but it can also add competing inventory and construction traffic in the near term, so factor both the upside and the disruption into your timing and your pricing.Resale Liquidity
How quickly a Stokes Landing home resells comes down to presentation, condition, and pricing against the latest comparable sales rather than the neighborhood average. Homes that are priced correctly and shown well tend to move, while overpriced or dated homes sit. We track the active and sold comparable set so a Stokes Landing home is priced to the real market.The Stokes Landing Playbook
If you are buying in Stokes Landing, here is how we would approach it: pull the flood zone and a real insurance quote for the specific address, confirm the HOA dues and whether a CDD applies, compare what your budget would buy nearby, and price the home off the closest comparable sales rather than the asking price. If you are buying any new-construction home, bring your own agent before you register, since the on-site representative works for the builder, not for you.
Questions We Would Ask Before Buying Here
Ask the seller
- What flood zone is this exact address in?
- What are the HOA dues, and is there a CDD or special assessment?
- What did the last few comparable homes actually sell for?
- How old are the roof, HVAC, and water heater?
- What is the true second-year tax estimate after reassessment?
Ask yourself
- Does the commute to work, schools, and daily life actually work?
- Do I need fiber internet, and is it at this address?
- Am I pricing against the right comparable sales, not the average?
- Does the lot and the condition fit my budget and my resale plan?
Mistakes to Avoid
The common ones around Stokes Landing: trusting the seller current tax bill instead of the post-sale reset; skipping the address-specific flood check; assuming fiber is at every home; and pricing off the neighborhood average rather than the closest comparable sales. Each is avoidable with the right diligence, which is exactly where having your own agent pays off.
Frequently Asked Questions
Where is Stokes Landing?
Who builds Stokes Landing?
What do townhomes cost?
What schools are listed for it?
Is there an HOA?
Is there a CDD?
How big are the townhomes?
Do units have garages?
Does it have a pool?
How far is Palencia?
How far is downtown St. Augustine?
Are quick move-ins available?
Is Stokes Landing a good investment?
Is Stokes Landing the same as St. Johns Landing?
Who should I call about Stokes Landing?
Do I need my own agent to buy here?
Related Reading
If you are weighing Stokes Landing against the corridor and the county townhome set, these guides are a good next step.