Lowest HOA, lowest all-in annual cost on the First Coast — the honest numbers
| Cost Component | Monthly (est.) | Annual (est.) | Notes |
|---|---|---|---|
| HOA | ~$180–$240/mo | ~$2,160–$2,880/yr | Lowest HOA in First Coast 55+ market — pool, fitness, courts |
| CDD fee | None | None | Outside Nocatee CDD area — no CDD assessment |
| St. Johns County property tax | ~$350–$420/mo | ~$4,200–$5,200/yr | After $50K homestead on $380K home; ~14 mills |
| Homeowners insurance | ~$185–$295/mo | ~$2,200–$3,500/yr | Inland St. Johns County; lower coastal exposure |
| Utilities | ~$200–$300/mo | ~$2,400–$3,600/yr | St. Augustine area estimate |
| Total Annual Housing Cost (ex-mortgage) | ~$10,960–$15,180/yr · ~$913–$1,265/mo | ||
Florida's Save Our Homes amendment caps your assessed value growth at 3%/year after year one of primary residency. In year one you pay tax close to purchase price. By year 10, if your home has appreciated 30–40%, your assessed value is capped 20–30% below market. By year 20, the gap between your taxable assessed value and actual market value can be $150,000–$300,000 on a well-appreciated home — saving $2,000–$4,000+/year vs what a new buyer pays. This is the single most powerful long-term property tax advantage of Florida primary residency, and it applies to every community on this page.
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