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Because Sweetwater sits in Duval County rather than St. Johns County, it carries no Nocatee CDD assessment — so it must be the cheaper overall option.
It's true there's no CDD fee here, and pricing does start lower than the Nocatee-area Del Webb communities. But Duval County's millage rate runs higher than St. Johns County's, and estimated property tax on a $450,000 home lands around $8,500–$10,000/year — meaningfully more than the CDD gap alone might suggest. "No CDD" doesn't automatically mean "lowest total housing cost." Run the full county tax rate against the specific Nocatee community you're comparing before assuming Sweetwater wins on cost.
Myth: "The HOA Fee Is Set"
Del Webb communities have standard HOA structures, so the fee here should match what's published for other First Coast Del Webbs.
As an active-construction community, Sweetwater's HOA rate, final amenity package, and phase-specific pricing are all still in flux. A reasonable planning estimate is roughly $260–$320/month, but that figure is not confirmed — request the current fee schedule, the amenity completion timeline, and the phase map directly from the Del Webb sales office before building a budget around any number you read online, including this one.
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Myth: "It's Basically the Same as eTown, Just Newer"
Both eTown and Sweetwater are Duval County Del Webb communities with no CDD — so picking between them is a coin flip.
eTown is the more established of the two, with a deeper resale market and a proven track record; Sweetwater is genuinely newer, which brings the newest Del Webb floor plans and the lowest Del Webb entry price on the First Coast, but with the uncertainty that comes from buying into an active-construction community. If a settled, documented community matters more than being first into the newest product, eTown is the safer comparison point.
Myth: "Being Newer Means Fewer Unknowns"
A brand-new Del Webb should have fewer surprises than an older community with years of accumulated HOA history.
The opposite is often true early on. Sweetwater is less documented than the Nocatee communities simply because there's less history to document — fewer resale transactions, fewer resident reviews, and less certainty about how the amenity package will finish. That's not a reason to avoid it, but it is a reason to verify everything directly with Del Webb rather than relying on general assumptions about "how Del Webb communities work."