New Construction & Master-Planned Communities in Jacksonville & NE Florida
Northeast Florida is one of the most active new-construction markets in the country, with master-planned communities filling in across St. Johns, Duval, Clay, and Nassau counties. Buying new is its own game, with CDD fees, base-versus-configured pricing, builder incentives, and an on-site rep who works for the builder. This guide maps the leading communities by county, explains what makes new construction different, and links to a full buyer's guide for each.
Why Northeast Florida is a new-construction market
The region's growth has pushed builders out from the urban core into vast master-planned communities, where you buy a home and a lifestyle, amenities, schools, trails, and town centers built around it. St. Johns County alone has become one of Florida's fastest-growing counties, and the inventory of new homes here is enormous, spanning starter townhomes to riverfront estates.
The opportunity for a buyer is real. New communities sell in phases over years, and getting in early often means better lot selection, lower base pricing, and appreciation as the amenities and the community fill in. The catch is that buying new is different from buying resale in ways that cost real money if you do not know them, which is what the rest of this guide covers.
The friendly agent in the model home works for the builder, not for you. Bring your own agent, and register them on your very first visit to the community. Builders often will not honor your representation if you tour alone first, so this single step, done at no cost to you, protects your ability to be represented on the biggest purchase of your life.
The communities we cover, by county
Here are Northeast Florida's leading master-planned new-construction communities, grouped by county, each with a full buyer's guide. Tags note whether a community has a CDD or is one of the rarer no-CDD master plans.
The region's new-construction powerhouse: top-rated schools, the biggest master plans, and the deepest builder selection, at a premium.
New master plans inside Duval, closer to the urban job centers, with a mix of CDD and no-CDD communities.
The value frontier: the most affordable new-home entry in the region, with A-rated Clay schools.
The northern growth corridor near Amelia Island, with newer master plans at a relative value.
Understanding CDD fees
The single most misunderstood cost in new construction is the CDD, the Community Development District assessment. Here is what it is and why it matters:
- What it is. A CDD is a special assessment on your property tax bill that repays the bonds used to build a community's roads, utilities, and amenities, usually over 20 to 30 years. It is separate from your HOA dues.
- Why it exists. It lets builders deliver big amenities, splash parks, lagoons, trails, town centers, without rolling the full cost into the home price up front. You pay it over time on your tax bill instead.
- Why it matters to you. A CDD can add a meaningful amount to your monthly housing cost, so two homes at the same price can carry very differently. A no-CDD community like SilverLeaf or Wells Creek has a structural cost advantage worth weighing.
- The smart move. Always confirm the specific home's CDD amount and remaining term in writing, and total the all-in monthly cost, HOA plus CDD plus taxes plus insurance, before comparing communities by sticker price.
Several of these communities are featured in our no-CDD communities guide, which is worth reading if keeping the carrying cost low is a priority.
The base price is not the real price
The number on the builder's sign is a starting point, not what you will pay. Three things move it:
- Lot premiums. Preserve, water, and corner lots carry premiums on top of the base price, sometimes a substantial amount.
- Design-center upgrades. The model home is loaded with options. Flooring, cabinets, counters, and structural changes add up fast, and it is easy to walk out of the design center well over budget.
- Incentives and financing. Builders offer incentives, often tied to using their preferred lender. The incentive can be real money, but compare the preferred lender's full terms against an outside lender, since a higher rate can erase the incentive.
Set your true all-in budget first, then treat the base price as the floor. A good buyer's agent helps you hold the line at the design center, values the incentives honestly, and keeps the configured price in check. Our rent vs. buy calculator helps model the monthly number once CDD and insurance are in.
The builders behind these communities
Northeast Florida's master plans are built by a mix of national and regional builders, and the builder shapes the floor plans, quality, warranty, and incentive structure. We have written guides on the major builders active here:
A community often has several builders on different product lines, so you can compare floor plans and pricing within the same master plan. Your agent can tell you which builder fits your budget and which has the strongest current incentive.
The honest caveats
- The model-home rep works for the builder. Bring your own agent and register on your first visit, or you may lose the ability to be represented.
- Confirm the CDD before you compare. A low sticker price with a high CDD can cost more monthly than a higher-priced no-CDD home.
- Inspect the new home anyway. An independent inspection during construction, before closing, and near the one-year warranty mark catches what the crews miss.
- Build timelines slip. Weather, labor, and materials move closing dates, so plan your financing and your move with a buffer.
- Resale value depends on the phase. Buying while the builder is still selling new homes nearby means competing with the builder later, so factor your time horizon.
New construction in Northeast Florida is a genuine opportunity, modern homes, big amenities, and appreciation as communities fill in, but only if you buy it right. Know the CDD, control the configured price, value the incentives honestly, inspect anyway, and have your own agent from the first visit. It costs you nothing as a buyer and it is the difference between a good buy and an expensive one.
Frequently asked questions
What are the best new construction communities in the Jacksonville area?
They cluster by county. St. Johns County leads with Nocatee, SilverLeaf, RiverTown, Shearwater, and Beachwalk; Jacksonville and Duval add eTown, Tamaya, Bartram Park, and Wells Creek; Clay County offers the Green Cove Springs frontier and Oakleaf Plantation; and Nassau County has Tributary in Yulee. The best one depends on your budget, commute, schools, and whether you prefer a no-CDD community or accept a CDD for bigger amenities.
What is a CDD fee and why does it matter for new construction?
A CDD, or Community Development District, is a special assessment on your tax bill that repays the bonds funding a community's roads, utilities, and amenities, typically over 20 to 30 years, separate from the HOA. It can add a meaningful amount to your monthly cost, so confirm it on a specific home before comparing to a no-CDD community at the same price.
Should I use my own agent when buying new construction?
Yes, and it costs you nothing in nearly every case. The on-site sales rep works for the builder. Your own agent represents you, negotiates incentives and upgrades, reviews the contract, and guides inspections. Register your agent on your very first visit, since builders often will not honor representation if you tour alone first.
Is new construction more expensive than resale?
New homes usually price above comparable resales, but carry lower maintenance and energy costs, modern layouts, and warranties that can offset the gap. The base price is not the real price, lot premiums, upgrades, and incentives move it, so set your all-in budget before touring and compare a configured new home against a lightly-used resale.
Do I still need a home inspection on a brand-new home?
Yes. An independent inspection during construction and before closing catches issues the crews miss, and an inspection near the one-year mark lets you document items while they are still the builder's responsibility. New does not mean flawless.
Tell us the communities you are weighing, your budget, your commute, and the schools you want, and we will narrow the options, total the true all-in cost including CDD, value the builder incentives honestly, and connect you with the right agent. Every inquiry comes straight to us. Bring us in before your first model-home visit so we can represent you. We work only for you, not the builder, and it costs you nothing as a buyer. No obligation, no spam, no high-pressure follow-up.