Trying to choose between a brand-new home and a resale in St. Johns County? You’re not alone. With fast-growing master-planned communities and established neighborhoods from Ponte Vedra to St. Augustine, it can be tough to decide. In this guide, you’ll get a clear, side-by-side look at timelines, costs, warranties, insurance, and long-term value so you can pick the path that fits your goals and budget. Let’s dive in.
New construction: what to expect
Timeline and build process
- Production and spec homes often run about 4 to 8 months from permit to completion when they’re on a builder’s schedule. Some inventory homes may be ready sooner.
- Semi-custom builds typically take 6 to 12 months, and full custom homes can run 9 to 24 months or more depending on complexity and subcontractor availability.
- County permitting and inspections can add weeks or months based on plan complexity and workload. Build times vary by community and season.
- Closings may be scheduled at the certificate of occupancy or tied to construction milestones if you purchase before completion. Expect interim inspections and potential delays outside your control.
Financing and appraisals
- Builders often offer preferred-lender programs with incentives like closing-cost help or rate buydowns. Read the fine print. Incentives may require you to use specific lender and title services.
- Financing options can include construction-to-permanent loans, builder-arranged financing, or a standard mortgage for a finished spec home.
- Appraisals use comparable sales. In a brand-new neighborhood, limited comps can complicate valuations and timing. FHA and VA loans carry specific inspection standards for new homes.
Warranties and inspections
- Many builders follow a 1-2-10 warranty model: one year on workmanship and materials, two years on systems, and 10 years with limited structural coverage.
- Warranty terms and providers vary. Confirm coverage, exclusions, who handles repairs, and how to file claims.
- Even with a warranty, hire independent inspections: pre-drywall where possible, a final inspection before closing, and an 11th-month review to catch issues before coverage periods expire.
- Verify permits, impact fee receipts, and the final certificate of occupancy. Keep copies with your closing documents.
Incentives and unique fees
- Common builder incentives include closing-cost credits, interest-rate buydowns, and upgrade packages for appliances or flooring. These shift with market conditions.
- Many master-planned communities in Florida are financed with Community Development Districts. CDD assessments appear on your tax bill and continue for years until bonds are paid down. Confirm if a lot is in a CDD and what the annual assessment will be.
- Other potential costs: impact fees and utility connection fees (often counted in the price), HOA initiation or transfer fees, and lot premiums for location or views.
Ongoing costs to plan for
- Property taxes are tied to assessed value and millage rates. New homes often start with assessments based on the purchase price. If you will homestead the property, that can affect the tax bill.
- New construction built to current code may qualify for wind mitigation credits, which can help with homeowners insurance. Flood zone status still drives flood insurance needs and premiums.
- HOA dues and any CDD assessments are part of your monthly or annual budget. Amenity-rich communities often carry higher ongoing fees.
Resale homes: what to expect
Timeline and negotiation
- Resale contracts typically close in about 30 to 45 days, depending on your lender, title schedule, and the seller’s timing.
- Inspection and repair negotiations are straightforward compared with a build, and many deals include credits at closing for agreed-upon repairs.
- Sellers can be flexible on price depending on days on market and competition. In faster markets, bidding can still occur.
Financing and appraisals
- Conventional, FHA, VA, and USDA financing can all be options on resale properties when the home meets program standards.
- Appraisals usually have abundant comps in established neighborhoods, which can make valuation more predictable than in new tracts.
Condition and maintenance
- Older homes can need near-term replacements like roof, HVAC, water heater, windows, or appliances. Budget for what might be coming due.
- Insurance costs for older properties may be higher if they lack current wind or flood mitigation features.
- Order a full home inspection and consider targeted inspections for roof, HVAC, plumbing, termites, or moisture issues.
Permits and history
- Review the seller’s permitting history for additions or major repairs to confirm work was completed to code.
- If you plan renovations, factor in permitting timelines and costs just as you would with a new build.
Value and appreciation in St. Johns County
New-construction pricing often includes developer land costs and premiums for early buyers, which can make immediate percentage gains smaller than resale homes purchased earlier at lower prices. As a new neighborhood fills in and comparable sales build, prices can stabilize or grow.
Resale homes benefit from established comps and neighborhood demand. If a master-planned community continues to attract buyers thanks to amenities and convenience, values can hold steady. When a submarket adds a lot of new inventory, it can temporarily moderate price growth for both new and resale homes.
In St. Johns County, appreciation is typically driven by fundamentals: location, elevation and flood risk, amenity quality, and lot position. The county’s strong school district is a consistent factor in demand and long-term value. Coastal proximity and flood zones materially influence insurance costs, which can affect resale and the size of your buyer pool when you sell.
Market timing matters. In seller markets, both new and resale homes can appreciate quickly. In cooling markets, buyers who paid a premium for upgrades or lot selection may not see immediate gains. Always compare price per square foot and recent closed sales in the same community and nearby submarkets, not just countywide averages.
Cost comparison checklist
Use this quick worksheet to compare a specific new build and a specific resale before you write an offer.
- Price per finished square foot based on recent closed comps nearby
- Total out-of-pocket at closing after credits or incentives
- For new builds: interest-rate buydown value and any lender condition to receive it
- Lot premium and optional upgrades vs standard finishes
- HOA dues and any CDD assessments, including the CDD bond term if applicable
- Estimated property taxes based on purchase price and any homestead plans
- Homeowners and flood insurance estimates based on construction year and flood zone
- Near-term maintenance and replacement reserves for resale homes
- Permitting and inspection fees if planning renovations on a resale
- Carrying cost while you wait for a new build vs a faster resale closing
Which path fits your goals?
Choose new construction if you want:
- A home built to current code with potential wind mitigation credits
- Lower near-term maintenance and a structured warranty
- The ability to choose floor plans, finishes, or a specific homesite
- Community amenities that come with master-planned living
Choose resale if you need:
- A faster move-in timeline, often within 30 to 45 days
- Established neighborhoods with mature landscaping and immediate comps for value
- Potential price flexibility from motivated sellers
- The option to renovate on your schedule and budget
If you are relocating or on a tight deadline, the timeline often makes the decision for you. Military moves and job transfers typically benefit from resale speed unless a builder has a completed spec home available now. If your priority is long-term efficiency and you have flexibility, a new build’s warranty and modern systems can be compelling.
Your next steps in St. Johns County
- Confirm flood zone status and request elevation information if you are near the coast or waterways.
- Compare insurance estimates for both a new build and a resale in the same submarket.
- For new construction, check the builder’s license status and complaint history, and ask for recent on-time completion data.
- Schedule independent inspections for either path and plan an 11th-month warranty inspection for new builds.
- Review HOA rules, fees, any pending special assessments, and whether a CDD applies.
- Pull recent comparable sales inside the same community and the closest adjacent neighborhoods to compare price per square foot and days on market.
When you are ready to weigh specific addresses or builder options, connect with a local pro who works both new and resale across St. Augustine, Ponte Vedra, Nocatee, and surrounding communities. A side-by-side, net-cost analysis can save you thousands and weeks of stress.
You do not have to figure this out alone. For a clear, step-by-step plan that fits your timeline, budget, and move, talk with Taquilla Allen. You will get neighborhood-by-neighborhood comparisons, current incentive intel, and a smooth path to closing.
FAQs
How long do new builds take in St. Johns County?
- Production homes commonly take 4 to 8 months, semi-custom 6 to 12 months, and custom 9 to 24 months or more, plus permitting and inspection timelines.
What warranties come with new homes locally?
- Many builders follow a 1-year workmanship, 2-year systems, and 10-year limited structural model. Verify the provider, exclusions, and claim process.
What extra fees are common with new construction?
- Expect possible CDD assessments, HOA initiation or transfer fees, impact and utility connection fees, and lot premiums. Incentives may offset some costs.
Will a new home lower my insurance near the coast?
- Newer code-built homes may qualify for wind mitigation credits, but flood zone status and proximity to water still drive flood insurance needs and pricing.
How fast can I close on a resale home here?
- Many resale transactions close in about 30 to 45 days, depending on your lender, title work, and the seller’s timeline.
Do builder incentives really save me money?
- They can, but compare the net cost after credits and rate buydowns against the base price, upgrades, lot premiums, HOA and CDD assessments, and your long-term goals.
