The 60-Second Overview
In October 2023, PulteGroup bought 963 acres south of Greenbriar Road and west of Longleaf Pine Parkway for about $17.3 million and announced a master plan built around two of its brands. The Landings at Saint Johns is the all-ages Pulte Homes neighborhood, up to 588 homes; Del Webb Saint Johns is the gated 55+ active-adult neighborhood, up to 761 homes. Construction started in 2024, sales opened in 2025, and by 2026 both sides are actively selling with model parks open, roughly 1,349 homes planned in total.
The pricing is real and published, which is rarer than it should be at this stage. The Landings starts around $435,990 with 16 plans from about 1,775 to more than 4,300 square feet on 50-, 60-, and 65-foot lots; its first phase, Greenbriar Landing, is selling with five models open and phase two on track for early 2026. Del Webb Saint Johns publishes $459,990 to $837,990 across roughly 15 plans from 1,600 to more than 3,800 square feet, with models opening in stages through 2026.
One builder controls 1,349 homes and every price in the plan. The location and schools are the easy part. The negotiation is the part you bring.
Why this corner of the county: the community currently maps to Hickory Creek Elementary (10/10), Switzerland Point Middle (10/10), and Bartram Trail High (7/10), with the Durbin retail engine fifteen minutes away and a new Publix under two miles. Nearly half the land stays green, 50+ acres of preservation plus about 15 acres of parks, and each neighborhood gets its own amenity campus. The honest caveats: an HOA-plus-assessment cost stack to verify, a tax reset after year one, years of build-out, and zero builder-vs-builder price competition, all of which this guide walks through.
Fees, CDD & the True Monthly
The cost structure here is the classic St. Johns master-plan stack, and mapping it precisely is the most valuable hour of the purchase. Three layers:
1) The HOA. Each neighborhood carries its own association. For The Landings, third-party listing data has shown dues around $969 per year, funding the amenity campus, common landscaping, and standards. Del Webb Saint Johns runs its own association supporting the gate, the private amenity site, the programming, and the lifestyle director, Del Webb associations in this market typically cost meaningfully more per month than the all-ages side, and may include lawn-care service levels. Get the current budget for your specific neighborhood in writing; developer-era dues in a new association can rise after turnover.
2) The CDD-style assessment. Large St. Johns County master plans almost always finance infrastructure and amenities through a Community Development District or similar special-assessment mechanism that rides on the annual tax bill. We have not seen a published lot-level assessment schedule for this community, which is exactly why it goes on the verification list, not the assumption list: get the exact annual amount for your lot, what it funds, and how long it runs, in writing from Pulte, before contract. On comparable plans nearby it can run from under a thousand to several thousand dollars a year, enough to change which community actually costs less.
3) The tax reset. New-construction buyers often budget off the model-home tax estimate, which reflects unimproved land. After your first year, the county assesses the finished home, and the bill steps up. Model the post-reset number from day one.
Two Communities, One Plan
The first decision here is not a floor plan, it is which community you belong in, because they are genuinely different products that happen to share a master plan and a school zone.
The Landings at Saint Johns (all ages). The Pulte Homes side, up to 588 homes on 50-, 60-, and 65-foot lots, many backing preserve or water. Phase one, Greenbriar Landing, opened with roughly 91 to 96 homesites and 16 one- and two-story plans from about 1,775 to 4,300+ square feet, from around $435,990, with five decorated models and quick-move-in homes. This is the family and move-up play: the schools, the bigger two-story plans, the playground-and-bark-park amenity campus, and the RV and boat storage that tells you who Pulte expects to live here.
Del Webb Saint Johns (55+). The larger neighborhood, up to 761 homes, gated and age-restricted, on 50- and 65-foot lots. About 15 single-story-focused plans from roughly 1,600 to 3,800+ square feet across four collections, published from $459,990 to $837,990, with models opening in stages, the Renown model (2,700+ square feet) opened in spring 2026. The amenity site, programming, and lifestyle director are exclusive to Del Webb residents. This is the lock-and-leave, active-adult play with the rare advantage of being minutes from the grandchildren if they live on the other side of the plan.
Two structural points buyers miss. First, the amenity access does not cross over: each neighborhood has its own campus and association, so you are not buying a shared club, you are choosing one of two. Second, the dual format is a genuine multigenerational tool, we have worked with families placing parents in a Del Webb while they buy the all-ages side nearby, and a same-master-plan version of that is rare in this county.
The Two Amenity Centers
Unlike some dual-brand plans that share one clubhouse, this community builds two separate amenity campuses, and the difference between them tells you exactly who each neighborhood is for.
The Landings campus (~7.8 acres). A private two-story clubhouse with lounge, fitness, and meeting space; a resort-style pool with shaded patio; sports courts; an event lawn; Compass Park with a playground, dog park, and outdoor stage; a bark park; trails through the preserve framework; and on-site RV and boat storage, a scarce, practical amenity in HOA-governed St. Johns. County filings for the amenity work advanced in early 2025, with construction phased alongside the homes, confirm current completion status when you tour.
The Del Webb campus (4+ acres, residents only). The published program is a roughly 19,000-square-foot clubhouse with a resort-style pool, a full-service restaurant and bar, a fitness center with yoga lawn, an indoor golf simulator, pickleball and bocce courts, a putting green, a community garden, a dog park, and a full-time lifestyle director running the calendar. The standard early-buyer caution applies: published amenity programs are delivered in phases, so get the construction timeline for the clubhouse and pool in writing, the difference between amenities now and amenities in three years matters enormously to a 55+ buyer.
Around both campuses, the master plan keeps nearly half its 963 acres as open space, more than 50 acres of preservation and about 15 acres of parks, which is why so many homesites carry preserve or water frames and why the plan reads greener than its density suggests.
The Homes & Plans
Roughly 31 floor plans run across the two brands, and they split cleanly by mission. On The Landings side, Pulte's 16 plans range from one-story entries around 1,775 square feet to two-story floor plans past 4,300 square feet, drawn from Pulte's consumer-inspired lineup with the usual structural options, gourmet kitchens, extended gathering rooms, lofts, additional bedrooms. The 50-foot lots carry the entry plans, the 60s the volume middle, and the 65s the Estate-scale builds, with preserve and water positions commanding lot premiums.
Del Webb's roughly 15 plans in four collections run 1,600 to 3,800+ square feet, single-story-focused with optional lofts on some, 2- to 3-car garages, and the brand's age-in-place detailing, zero-entry thinking, wider casings, owner suites on the main. The Renown model that opened in spring 2026 shows the top of the range at 2,700+ square feet. Across both brands, the spread between a base price and a finished price is real: design-center selections and structural options routinely add five figures, and quick-move-in homes price the options in already, which sometimes makes an aging QMI the best value in the community once incentives attach.
Schools
For The Landings side, the school zone is the value engine. The community currently maps to Hickory Creek Elementary, rated 10/10 on GreatSchools and roughly a mile away, Switzerland Point Middle, also 10/10 and sitting right on Greenbriar Road, and Bartram Trail High, rated 7/10 and one of the most sought-after high schools in the metro. That trio is a major reason families pay northwest St. Johns prices, and a major reason resale values in this corridor have held.
Two honest cautions. First, boundaries move in a district growing this fast, builder-published school references are estimates, and St. Johns County periodically rezones as new schools open, so confirm the current assignment for the specific address with St. Johns County Public Schools before you write a contract. Second, Del Webb Saint Johns is age-restricted 55+, so for that side schools are a resale data point and a grandchildren-visit consideration governed by the occupancy covenant, not a daily-life factor.
More on Living at The Landings
The depth without the wall of text. Open what matters to you.
Location and daily orbit
Construction-phase reality
The single-builder dynamic
RV and boat storage
5 Mistakes Buyers Make at The Landings
New master plans generate predictable mistakes. These are the five we would guard against here, every one avoidable with verification before signing.
Walking the models without your own agent
The Pulte and Del Webb sales teams represent the builder, and most communities require your agent to be registered at or before the first visit. Show up alone and you may lose representation for the entire purchase, on a contract written entirely by the other side.
Budgeting off the base price and the HOA flyer
Between the likely CDD-style assessment, the post-year-one tax reset, lot premiums, and design-center spend, the all-in monthly runs well past the sign out front. Every line is knowable in advance, get the stack in writing for the specific lot.
Picking the wrong side of the plan
The Landings and Del Webb share a master plan, not a lifestyle. The associations, amenities, fees, plans, and covenants are separate. A 55+ buyer defaulting to the all-ages side, or vice versa, gives up the product designed for them.
Assuming the amenities exist on day one
Published amenity programs, especially Del Webb's 19,000 sq ft clubhouse, restaurant, and courts, deliver in phases. Get the construction timeline in writing; paying resort-level dues years before the resort opens is a known early-buyer experience.
Ignoring the builder’s own future competition
For years, your resale will compete with Pulte’s brand-new inventory and incentives a few streets over. Buy the lot and plan that resale buyers will pay for, preserve and water positions, the right size band, not the upgrade list that only you love.
Lots, Phasing & What Holds Value Best
In a 1,349-home build-out, the lot is the only decision that cannot be repeated
Plans and finishes repeat across hundreds of homes; positions do not. With more than 50 acres of preservation and the plan’s water features, the durable premiums here go to preserve and water backings and to streets away from the collector roads and amenity traffic. Phase one buyers in Greenbriar Landing got the deepest menu; each phase release resets it.
The discipline: builder lot premiums are priced before any resale market exists to validate them. We weigh each premium against what comparable positioning actually earns at resale in Durbin Crossing, Julington Creek, and the CR-210 plans, so you pay for the lots the market pays back.
What to Verify Before You Sign
A new-construction contract is signed on documents and disclosures, not model homes. Before a deposit goes hard at The Landings or Del Webb Saint Johns, get every one of these in writing.
- The assessment stack: the exact CDD-style assessment for the lot, its amount, purpose, and duration
- The HOA budget: current dues for your specific neighborhood, what they cover, and turnover terms
- The school assignment: current zoning by address from the district, plus any announced rezoning studies
- The amenity timeline: construction schedule for each clubhouse, pool, and court, especially on the Del Webb side
- The incentive sheet: every active Pulte incentive, and whether Pulte Mortgage is required to capture it
- The age-restriction covenant (Del Webb): occupancy rules for under-55 residents and long-stay guests
- Contract terms: deposit schedule, completion window, escalation and delay provisions, warranty scope
- The post-reset tax estimate: modeled on the finished value, not the unimproved-land figure
This is one of the best pieces of dirt left in northwest St. Johns, and Pulte knows it, the school trio, the Durbin access, and the preserve framework do a lot of the selling on their own. The dual format is genuinely smart: a real Del Webb with its own gate and clubhouse beside an all-ages neighborhood works whether you are raising kids or downsizing, and we have already used it to put two generations of one family minutes apart. The published pricing on both sides makes this easier to underwrite than most launches.
What I will not let a client skip: the single-builder math. With no builder competition inside the gates, your entire negotiation is incentives, lot premium, and the contract, and Pulte’s flex goes to buyers who are represented and who ask in the right order. Cross-shop it honestly against SilverLeaf if you want multi-builder pricing without a CDD, Shearwater if amenities outrank schools on your list, and Durbin Crossing if you want this exact school zone with a finished streetscape and resale comps. Then bring us in before your first model visit, not after.
The Landings vs. Comparable Communities
A Landings or Del Webb buyer is realistically weighing the other St. Johns County master plans and the established 32259 neighborhoods next door. Each trades something different.
| Community | How it compares to The Landings / Del Webb Saint Johns |
|---|---|
| Nocatee | The county flagship: far larger, water parks, its own town center, and often pricier. The Landings is smaller, newer, and more school-centric, with a dedicated Del Webb inside the same plan. |
| Shearwater | The active-lifestyle CR-210 plan, lazy river, kayak launch, trail network. Shearwater leans recreation; The Landings leans the stronger school trio and the dual all-ages/55+ format. |
| RiverTown | Mattamy’s riverfront master plan on the St. Johns with a big amenity package. RiverTown sells the river; The Landings sells the more central school zone and the Del Webb option. |
| SilverLeaf | The huge multi-builder plan off CR-2209 with no CDD and more price tiers. SilverLeaf gives you builder-vs-builder competition; The Landings gives you the Bartram-corridor location and single-brand consistency. |
| Beachwalk | The Crystal Lagoon community on CR-210, a resort-amenity statement with club fees to match. Beachwalk sells the lagoon lifestyle; The Landings sells schools, preserve, and lower-key amenities. |
| Durbin Crossing | The established neighbor: same school energy, finished streetscape, resale comps, and a known CDD. The direct resale alternative to buying new at The Landings. |
| Julington Creek Plantation | The mature NW St. Johns benchmark with golf, huge amenities, and famously low fees. Older housing stock, but the value-per-dollar yardstick every new plan here gets measured against. |
The Landings’ case against this field is focus: the strongest school trio of the group, a true 55+ neighborhood in the same plan, published pricing, and a preserve-heavy footprint. The case against it is structural: one builder’s pricing, an unverified assessment stack until you ask, years of build-out, and no resale history yet.
The Honest Trade-offs
Pros
- Top-tier school zoning: Hickory Creek 10/10, Switzerland Point 10/10, Bartram Trail 7/10 (verify by address).
- Two communities in one plan: all-ages Pulte plus a gated Del Webb 55+.
- Two amenity campuses, including RV/boat storage on the Landings side.
- Nearly half the 963 acres preserved; many preserve and water homesites.
- Published pricing on both brands and ~31 plans, 1,600 to 4,300+ sq ft.
- Durbin retail 15 minutes, new Publix under two miles, CR-210/I-95 access.
Cons
- Single builder, no price competition inside the plan.
- HOA plus a likely CDD-style assessment, verify the lot-level stack in writing.
- New-build taxes reset upward after year one.
- Years of build-out: construction traffic and the builder’s own resale competition.
- Amenities deliver in phases, especially the Del Webb clubhouse program.
- Inland address: beaches 35-45 minutes; peak CR-210/Longleaf traffic is real.
The Landings Playbook
If we were buying here ourselves, this is the order of operations we would run, and the one we run for clients.
- Pick the side first. All-ages or 55+, the associations, fees, amenities, and covenants are separate, and the decision drives everything after it.
- Stack the real monthly. Dues + lot-level assessment + post-reset taxes + insurance, in writing, before falling for a floor plan.
- Register your agent before the first visit. Representation against a single-builder seller is the only leverage you bring, and it is free to you.
- Work the incentive sheet, then the lot premium. Pulte’s flex lives in incentives, mortgage buydowns, and aging quick-move-ins, not the base price.
- Buy the lot resale buyers will pay for. Preserve and water positions in the right size band, skip premiums the comps will not repay.
Questions We’d Ask Before Buying Here Ourselves
The questions that matter at an actively building master plan are different from the ones a portal answers. At The Landings and Del Webb Saint Johns, we want to know:
- What is the exact assessment on this lot’s tax bill, how much, for what, for how long?
- What do the current HOA budgets for each neighborhood fund, and what happens at developer turnover?
- What is the written construction timeline for the Del Webb clubhouse, pool, and courts?
- Which incentives are live this month, and is Pulte Mortgage required to capture them?
- Is the school assignment confirmed by the district for this address, and is any rezoning under study?
- How does the finished price per square foot, with lot premium and options, compare to Durbin Crossing and Julington Creek resales?
The Landings May Not Be Right For You If
The fastest way to know whether a new master plan fits is to be honest about what it is not. Here is the clean split.
Consider elsewhere if you want
- A finished community with mature trees, resale comps, and no construction traffic.
- Builder-vs-builder price competition inside the same plan.
- The lowest possible fee stack, the assessment-plus-dues structure is real here.
- A short drive to the beach or a coastal lifestyle.
- Resort-spectacle amenities like a lagoon or water park.
- A custom or semi-custom build rather than production plans.
The Landings fits if you want
- A brand-new home zoned (currently) to one of the metro’s best school trios.
- The all-ages-plus-Del-Webb format, including multigenerational placement in one plan.
- First pick of preserve and water lots during the build-out window.
- A preserve-heavy, two-campus amenity plan with rare RV/boat storage.
- The Durbin/Bartram corridor with a Publix minutes away.
- A buyer’s process: verify the stack, work the incentives, then sign.