Real HOA fees, CDD amounts, and the property tax math every buyer needs before signing anything.
St. Johns County is one of the fastest-growing counties in Florida — and one of the most expensive for new buyers when you account for the full cost picture. The no-income-tax story is real. But the property tax story is more complicated than any listing will tell you, and CDD fees vary by $1,500 or more per year between communities that look similar on the surface.
This guide covers every 55+ community in the St. Augustine corridor — from WaterSong at RiverTown on the banks of the St. Johns River to the newer Dream Finders communities in Silverleaf and TrailMark — with the actual numbers, not approximations.
Have questions about what you're reading? A specialist can walk you through real costs, honest comparisons, and what's actually available right now — free, no obligation.
Talk to a Specialist →~800 homes by Mattamy Homes on the St. Johns River. Only 55+ community with waterfront boardwalk, kayak launch, and dual amenity access — private WaterSong clubhouse plus the full RiverTown RiverClub. CDD present; verify amount before purchase.
367 homes by D.R. Horton (Freedom Series) near World Golf Village. CDD: $2,390–$3,924/year. HOA: $230/quarter. Homes from $374,900. The CDD range matters — your specific lot determines where you land in that spread.
360 homes by Dream Finders. No CDD — the only major new-construction 55+ community in this market without one. HOA: $198–218/month. Inside the larger SilverLeaf master-planned community; multi-generational neighbors outside your gates.
~250 homes by Dream Finders near natural preserves. Similar product to Silverleaf but in the TrailMark master-planned community. HOA fees not publicly listed — contact builder directly before budgeting.
240 attached homes (duplex and quad style) in St. Augustine proper. Four floor plans from 1,875–2,461 sq ft. Resale only — the original builder is no longer operating. This affects pricing, warranty, and availability.
572 homes built 2024+. Age-targeted means 55+ is the marketing focus but not a legal requirement. This matters for resale, demographics, and HOA enforcement. Not the same as age-restricted.
View community →450 resale homes, built 2004–2015. One of the established communities in the WGV corridor. Covered in our Jacksonville/Northeast FL market — see full profile and cost breakdown there.
See Jacksonville market →Smaller community in St. Augustine. Limited public data — hub page covers what is confirmed.
View community →Smaller gated community in St. Augustine. Hub page covers confirmed details.
View community →D.R. Horton Freedom Series in St. Augustine. Single-family homes in a low-maintenance setting.
View community →Manufactured home community in St. Augustine with entry prices around $80,000–$200,000 — well below site-built communities. Different land ownership and financing structure than Parkland Preserve or Reverie; confirm real-property vs. personal-property tax classification before budgeting.
View community →Active adult community in the golf-centric World Golf Village corridor, near the World Golf Hall of Fame and the Slammer and Squire / King and Bear courses. Home count, HOA, and CDD status not yet publicly confirmed — the strongest address in the market for golf proximity.
View community →We connect buyers with agents who know this market from the inside — real cost math, honest comparisons, and what's actually happening right now. Every agent is personally vetted by the Nova55Living founder. No scripts, no pressure.
Community Development District fees are the cost most buyers underestimate in St. Johns County. They appear on your tax bill separately from HOA dues and are not optional. Here is how the major communities compare:
| Community | CDD / Year | HOA / Month | Combined Annual |
|---|---|---|---|
| Parkland Preserve | $2,390–$3,924 | $77 | $3,314–$4,848 |
| Reverie at Silverleaf | $0 — no CDD | $198–$218 | $2,376–$2,616 |
| WaterSong at RiverTown | CDD present — verify amount | ~$5 (CDD carries cost) | Verify with county |
| Reverie at TrailMark | Verify with builder | Verify with builder | — |
At Parkland Preserve, the $1,534/year gap between the low and high CDD amounts reflects which phase and lot you are in — something the builder's website does not explain. Full CDD guide for St. Johns County →
St. Johns County 2025 millage rate: 13.47 mills. That is the number that determines your bill — not whatever the seller is currently paying.
| Home Price | Year-1 Tax (After $50K Exemption) | Monthly |
|---|---|---|
| $375,000 | ~$4,385 | ~$365 |
| $425,000 | ~$5,051 | ~$421 |
| $500,000 | ~$6,082 | ~$507 |
| $600,000 | ~$7,430 | ~$619 |
These figures use the standard $50,000 homestead exemption and assume no CDD. Add your community's CDD to get the real annual number. Full property tax guide →
The income tax savings from moving to Florida vary enormously by home state — some states already exempt most retirement income, others tax it heavily. Here is the real comparison for the states we see the most buyers coming from.
CDD disclosures, SOH reset math, which phases carry the highest fees — these are questions worth answering before you tour. We can connect you with an agent who has the specifics.
Get Connected →Connect with a specialist who knows this market from the inside — real cost math, honest community comparisons, and what's actually happening right now. Every agent is personally vetted by the Nova55Living founder.
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