New Construction in Jacksonville

Wood-frame house under construction

 Where people actually shop

eTown is the master-planned community off 9B in south Jacksonville, near Baymeadows. Tamaya is a gated ICI community on Beach Boulevard between Hodges and Kernan. Those two are in Duval. Oakleaf is in Clay, around Orange Park and Middleburg.

RiverTown is in St. Johns County on the St. Johns River, between Jacksonville and St. Augustine. Beachwalk is in St. Johns County on County Road 210. Wildlight is in Yulee, Nassau County, near I-95. Nocatee, near Ponte Vedra, is another St. Johns pocket buyers mention in the same breath.

 The Duval feed will not show every pocket

The listing block for this page is County Duval, status active, sort newest. It can show Duval new construction, including pieces of eTown and Tamaya when they are on the market. It will not show Oakleaf, RiverTown, Beachwalk, or Wildlight, because those are Clay, St. Johns, and Nassau.

Ask for the pocket by name. A newest-in-Duval list is a useful pulse. It is a bad way to shop Yulee or County Road 210. We can run the other counties without pretending they are inside this feed.

 Builders you will see

Dream Finders, Lennar, D.R. Horton, David Weekley, and ICI Homes are the builders you will keep meeting in these communities. The same builder can have different specs in different neighborhoods. Read the spec sheet for that collection, not a brochure from another county.

A sales counselor works for the builder. You can still have your own agent. Bring us in before you register at the model, not after the builder says the registration locked you out of representation. That conversation is easier on the first visit.

 Preferred lender is optional

A builder may steer you to a preferred lender so a concession can be offered. The preferred lender is optional. You can use your own lender, including a VA lender. Compare the loan estimate. Do not compare a slogan.

Incentives change every month. We will not quote a dollar incentive, a rate, or a closing-cost credit. If a number matters, it has to be on your purchase agreement and your loan estimate that week. A screenshot from last quarter is not a contract.

 CDD money at eTown

eTown has a CDD under Florida Statutes Chapter 190. The bond debt often shows as a non-ad valorem line on the tax bill. That line is not the HOA dues. Other new communities can have a CDD too. Do not assume they all do, and do not assume the eTown figure applies next door.

We will not invent the annual amount. Read the tax bill and the estoppel, or the builder's CDD disclosure if the house is not on the roll yet. Put that number next to the mortgage, because it is a real annual cost even when it is not called dues.

 Appraisal and your own inspection

A new house still gets a VA appraisal if you use a VA loan. Minimum property requirements still apply. Tidewater can still happen if the value comes in short of the price. New construction is not an exemption from value.

Your home inspection is still a separate contract. Walk the house before you accept it. A builder warranty is not that inspection. Occupancy on a VA loan is still the 60-day intent, unless the lender tells you your orders support something else. We will not invent a waiver. See Buying a home and eTown homes for sale, or call (904) 309-0609.

 Keep going

• eTown homes for sale
• Buying a home

Call (904) 309-0609.