The Landings & Del Webb St. Johns Guide. (2026)

Executive Summary

The Landings at Saint Johns and Del Webb St. Johns are two new-construction neighborhoods sharing one 963-acre master-planned community in northwest St. Johns County, built by PulteGroup. Located south of Greenbriar Road and west of Longleaf Pine Parkway, in the highly sought-after Saint Johns 32259 area, the community puts buyers in arguably the best public school district in the metro, with construction underway since 2024 and home sales active.

The community is two communities in one. The Landings is an all-ages, single-family neighborhood by Pulte Homes with up to 588 homesites, while Del Webb St. Johns is a 55-plus active-adult neighborhood with up to 761 homesites, roughly 1,349 homes in total, all built by Pulte. The Landings offers one- and two-story homes from about 1,775 to 4,317 square feet on 50-, 60-, and 65-foot lots, priced from the $430,000s. Del Webb offers single-story-focused active-adult homes from about 1,600 to 3,500 square feet, priced from the $450,000s. Nearly half the community is preserved open space.

The two neighborhoods share a roughly 11-acre amenity center with a 14,000-plus-square-foot clubhouse, a fitness center, a resort-style pool, pickleball courts, an on-site tavern and grill, a community garden, a ballroom, and walking trails. The community is zoned for A-rated St. Johns County schools (Hickory Creek Elementary, Switzerland Point Middle, Bartram Trail High) and sits minutes from the Durbin Pavilion shopping district. This guide covers both neighborhoods, the builder, the homes, the amenities, the costs, and the honest trade-offs of buying new, including why you bring your own agent to the builder.

Quick Facts

Community Overview & History

Two communities, one master plan

PulteGroup purchased 963 acres in St. Johns County in October 2023 to develop a master-planned community designed around two of its signature brands. The Landings by Pulte Homes is built for families of all ages, while Del Webb St. Johns is an age-restricted 55-plus neighborhood. The two are constructed side by side within the same master plan, sharing a single amenity center, and Pulte builds all of the roughly 1,349 homes planned across both. Construction began in 2024 and home sales opened in 2025. The first phase, marketed by Pulte as Greenbriar Landing, is now selling, with roughly 91 to 96 homesites on 50-, 60-, and 65-foot lots offering preserve or water views, 16 one- and two-story floor plans from about 1,775 to more than 4,300 square feet, and five decorated model homes open. Pulte has been on track to open phase two in early 2026.

The location, south of Greenbriar Road and west of Longleaf Pine Parkway in northwest St. Johns County, is the headline. This is one of the most in-demand parts of the entire metro, prized for its top-rated schools, its proximity to the Durbin and Bartram retail corridors, and its quick access to both Jacksonville’s Southside and St. Augustine. PulteGroup’s decision to build here reflects how sought-after northwest St. Johns has become.

A preserve-heavy, amenity-rich plan

Nearly half of the community is planned as open space, with more than 50 acres of preservation areas and about 15 acres of parks, giving both neighborhoods a green, low-density feel. Many homesites back to preserve or water. The shared amenity center, designed for both active families and active adults, anchors the social life. The combination of a premier St. Johns address, A-rated schools, resort amenities, and Pulte’s building scale makes this one of the more closely watched new communities in the county. The Landings’ shared amenity center is planned at nearly eight acres, with a private clubhouse, a resort-style pool, a bark park, walking trails, sports courts, an event lawn, and RV and boat storage, and a new Publix sits less than two miles away.

The Two Neighborhoods & Floor Plans

Because this is one master plan with two distinct neighborhoods, the first decision is which one fits, all-ages or 55-plus. Both are built by Pulte and share the amenity center.

The Landings (all ages)

The Landings is the all-ages, single-family neighborhood by Pulte Homes, with up to 588 homesites on 50-, 60-, and 65-foot lots, many with preserve or water views. Pulte offers a wide range of consumer-inspired plans across its Classics, Estates, and Echelon series, with homes from about 1,775 to 4,317 square feet and roughly three dozen floor plans to choose from. As of 2026, pricing starts in the $430,000s, with move-in-ready homes commonly in the high $400,000s and larger homes higher. This is the neighborhood for families, professionals, and move-up buyers who want the St. Johns schools.

Del Webb St. Johns (55+)

Del Webb St. Johns is the gated 55-plus active-adult neighborhood, the larger of the two with up to 761 homesites on 50- and 65-foot lots. Del Webb offers single-story-focused, open-concept plans from about 1,600 to 3,500 square feet, some with loft space and 2- or 3-car garages, with around 13 to 15 floor plans. Pricing starts in the $450,000s. For buyers 55 and over who want a low-maintenance, lock-and-leave lifestyle with active-adult programming, Del Webb is the option, and it shares the same resort amenity center.

Quick move-in vs. to-be-built

Both neighborhoods carry a mix of quick-move-in homes (already under construction or complete, faster to close, less customization) and to-be-built homes (choose the plan, lot, and finishes, more personalization but a longer timeline). Which neighborhood and path fit depends on your age, budget, timeline, and how much you want to customize, and inventory changes constantly, so current availability matters.

The Market & Pricing

This community sits in one of the metro’s most desirable and value-resilient markets, northwest St. Johns County, where the A-rated schools and the location support strong, steady values. As of 2026, The Landings starts in the $430,000s (with most homes in the high $400,000s to $600,000s depending on plan and lot), and Del Webb St. Johns starts in the $450,000s. Premium lots and larger Estates and Echelon plans push higher.

Several factors shape the real cost. Lot premiums for preserve and water homesites add to the base. Upgrades across Pulte’s design center move the number quickly, so a base price and a finished price can differ a lot. Builder incentives are active and can include closing-cost contributions and rate buydowns through Pulte Mortgage, so it pays to push for them. And the community carries HOA dues plus a likely CDD-style assessment, which factor into the monthly cost. The 2026 rate environment has Pulte motivated to move homes, so there is room to negotiate.

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 a new community like this, builder pricing, incentives, lot selection, and your representation matter more than resale comps, which is where an agent who knows the community pays off.

Who Lives Here

Because the master plan pairs an all-ages neighborhood with a 55-plus neighborhood, the community draws two distinct groups. The Landings attracts families, professionals, and move-up buyers who want the A-rated St. Johns schools, newer homes, and the northwest St. Johns location. Del Webb St. Johns attracts active adults 55 and over who want a low-maintenance, amenity-rich, lock-and-leave lifestyle in a top county.

What unites them is the appeal of the location: top schools, a green preserve-heavy setting, resort amenities, and quick access to the Durbin and Bartram retail corridors, the Southside job centers, and St. Augustine. Many buyers are relocating within the metro to get into the St. Johns school district, or moving from out of state drawn by the county’s reputation. As both neighborhoods build out, the community keeps attracting buyers who want a new home in one of the metro’s most desirable areas.

Schools

Schools are a primary reason buyers choose this community. It is zoned for A-rated St. Johns County public schools, the highest-regarded district in the metro, with The Landings generally assigned to Hickory Creek Elementary (a top-rated, 10-rated elementary about a mile away), Switzerland Point Middle School, and Bartram Trail High School, all strong, sought-after campuses. For families, this school zoning is often the single biggest draw.

Because northwest St. Johns is growing fast and the district periodically adjusts boundaries, attendance zones can shift as the community and surrounding area build out, and builders’ published school references are estimates. Buyers should confirm the exact current zoned schools for a specific address directly with St. Johns County Public Schools before relying on any assignment. The 55-plus Del Webb neighborhood is age-restricted, so school zoning matters mainly for The Landings buyers.

Amenities & Lifestyle

The two neighborhoods share a single, substantial amenity center designed to serve both active families and active adults.

The shared amenity center

Built on about 11 acres, the amenity center includes a roughly 14,300-square-foot clubhouse, a separate fitness center of nearly 4,800 square feet, a resort-style pool, pickleball courts, an on-site tavern and grill, a community garden, a ballroom, and event spaces, with a total project cost near $9.8 million. It is the social hub for both The Landings and Del Webb St. Johns, hosting group activities, gatherings, and community events, with Del Webb’s active-adult programming layered in for its residents.

Open space, trails, and recreation

With nearly half the community preserved as open space, plus about 15 acres of parks and more than 50 acres of preservation, residents have walking trails, sports courts, and green space woven through the neighborhoods. Many homesites back to preserve or water, adding to the natural, low-density feel. The combination of resort amenities and abundant open space is a core part of the appeal in a county known for its outdoor lifestyle.

Location and access

The community is a short drive from the Durbin Pavilion shopping, dining, and movie district (about 15 minutes), the St. Johns Town Center and St. Augustine Premium Outlets (about 25 minutes), and historic downtown St. Augustine (about 35 minutes), with convenient access to major hospitals including Baptist Medical Center South, Mayo Clinic, and Flagler. The St. Johns County beaches are a reasonable drive east. That access, paired with the schools and amenities, rounds out the lifestyle.

HOA & CDD

The cost structure here is typical of a large St. Johns County master-planned community, and buyers should map it carefully.

There are HOA dues. A homeowner association funds the shared amenity center, the pool and fitness center, the common-area landscaping, the trails and parks, and community standards. The gated Del Webb 55-plus neighborhood carries its own association arrangement for its low-maintenance lifestyle and active-adult programming.

Expect a CDD-style assessment. Large master-planned communities of this scale in St. Johns County commonly use a Community Development District or similar special-assessment mechanism to finance the infrastructure and amenities, which adds to the annual tax bill. The exact structure and amount should be confirmed directly with Pulte for any specific home, since it materially affects the monthly cost.

Model the true all-in monthly. Between the mortgage, HOA dues, any CDD-style assessment, and the way new-build property taxes often reset upward after the first year, the all-in monthly cost can run well above the base price. A good agent will help you build the real number and push for builder incentives.

The rule of thumb here: budget for HOA dues, confirm the CDD-style assessment with Pulte for the specific home and neighborhood, and model the true monthly payment including the post-first-year tax reassessment before you commit.

Commute Analysis

The community’s northwest St. Johns location off Longleaf Pine Parkway gives strong access to the Bartram and Durbin corridors and the Southside.

The community sits near Longleaf Pine Parkway with quick access to County Road 210 and I-95, putting the Durbin Pavilion about 15 minutes away, the St. Johns Town Center and Southside job centers about 25 to 30 minutes north, and St. Augustine about 35 minutes south. For buyers who work on the Southside, in St. Johns County, or remotely, and who prioritize the school district, the location is excellent. The trade-offs are the usual northwest St. Johns ones: the CR-210 and Longleaf corridors carry heavy commuter traffic at peak hours, and the beaches are a longer drive than from coastal communities. For a top-schools, amenity-rich new home, the location is hard to beat.

Shopping & Dining

The community is minutes from some of the metro’s strongest suburban shopping and dining. The Durbin Pavilion (Durbin Park), about 15 minutes away, is a major regional destination with big-box retail, a wide range of restaurants, and a movie theater, and the nearby Shoppes of St. Johns Parkway, Shops at Johns Creek, and Johns Creek Center cover everyday needs with grocery stores, restaurants, and services.

Farther out, the St. Johns Town Center and St. Augustine Premium Outlets (about 25 minutes) add premier shopping, and historic downtown St. Augustine offers its own dining and charm about 35 minutes south. For a community in a fast-growing part of St. Johns County, the access to Durbin and the surrounding retail corridors gives it a strong, convenient shopping and dining picture from day one.

Pros and Cons

The Landings vs. Comparable Communities

Most buyers weighing The Landings and Del Webb St. Johns are comparing them with the other St. Johns County master plans. Here is the honest shorthand.

Hidden Things Buyers Should Know

A few things that consistently come up once buyers get serious about a Pulte/Del Webb community like this.

The school zone is the value engine

In northwest St. Johns, the A-rated school zoning is a major driver of both lifestyle and resale value. The Landings’ assignment to Hickory Creek, Switzerland Point, and Bartram Trail is a real asset, but because the area grows fast, you should verify the current zoning for the specific address rather than assume it.

Single builder changes the negotiation

Unlike a multi-builder master plan, Pulte controls pricing across both neighborhoods here, so there is no builder-versus-builder leverage. The negotiation shifts to the upgrade list, the lot premium, and Pulte’s incentives (including Pulte Mortgage rate buydowns). An agent who knows Pulte’s patterns helps you spend where it counts and capture incentives.

Pick the right neighborhood for your stage

The all-ages Landings and the 55-plus Del Webb share amenities but are very different products. A 55-plus buyer gets a better-fitting, lower-maintenance home in Del Webb; a family belongs in The Landings for the schools and larger plans. Choosing the right neighborhood matters as much as the floor plan.

Budget for the assessment and tax reset

Between HOA dues, a likely CDD-style assessment, and the new-build tax reset after year one, the true monthly runs above the base price. Confirm the specific assessment for any home with Pulte and model the real number before you commit.

Momentum Expert Insight

Frequently Asked Questions

Related Reading

If you are researching The Landings and Del Webb St. Johns, you are likely also weighing these other St. Johns County and new-construction communities. We have written guides on each.