Notes on this market
Community comparisons, market observations and the questions I get asked often enough to be worth writing down properly.
Community guide
55+ Community Benefits Along Florida's First Coast
Low-maintenance homes, resort-style amenities and a ready-made social calendar near the beaches. Here's how the First Coast's 55+ communities package those perks, and what to check before you buy.
Read it →November 2, 2026
Buying
Del Webb Home Near Jacksonville? Use Your Own Agent
The builder's sales counselor works for the builder. Here's why I tell every Del Webb and Pulte buyer near Jacksonville to bring their own agent, and what that agent should check.
Read it →October 30, 2026
New listing
9250 Sunrise Breeze Court: Sweetwater by Del Webb Home for Sale
A 3 bed, 3.5 bath Sweetwater by Del Webb home on a cul de sac preserve lot, with a 2024 roof, 2023 windows and 2026 kitchen updates. Offered at $569,900.
Read it →October 29, 2026
Buying
Del Webb Nocatee and Del Webb Ponte Vedra Realtor
Del Webb Nocatee and Del Webb Ponte Vedra share a brand, not the same amenities or monthly costs. Here's what the right agent should compare for you before you buy.
Read it →October 29, 2026
Buying
CDD Fees in 55+ Communities and HOA Dues in NE Florida
In a Northeast Florida 55+ community, the HOA and the CDD are two separate bills from two separate entities. Here's how to add them up before you trust a monthly fee number.
Read it →October 26, 2026
Buying
Protect Your Home in St. Johns County from Hurricane Myths
A newer home isn't automatically hurricane-proof, most homeowners policies don't cover flood, and water can rise here without a named storm. Here's how to check the facts at the address.
Read it →October 23, 2026
Community guide
Silverleaf Community Offers a Vacation-Like Lifestyle
Paths, parks, pools, pickleball and golf a short drive away make Silverleaf feel like time off. Here's what comes with which home, and what to check first.
Read it →October 21, 2026
Buying
Legends Landing on St. Johns County Homes and Trader Joe's
A Trader Joe's shows up on the Legends Landing site plan off I-95 and International Golf Parkway. Here's what's confirmed, what's reported, and what's still a maybe for nearby buyers.
Read it →October 19, 2026
Buying
How the New Construction Process Works in Nocatee
The steps between choosing a Nocatee builder and getting your keys, plus the dirt-start versus inventory decision that shapes your timeline.
Read it →October 16, 2026
Relocation
Moving to Saint Augustine From the Northeast Step by Step
Moving to Saint Augustine from the Northeast goes best when you work in a set order. Here is the order I walk my clients through.
Read it →October 14, 2026
Buying
New Construction in St. Johns County Buyer's Agent
No verified ranking of agents exists. Here is the test I'd use to hire a buyer's agent for a St. Johns County builder purchase.
Read it →October 13, 2026
Selling
Selling My Jacksonville-Area Home? Here's What You Net
Your net from a Jacksonville-area sale is the contract price minus your payoff and the costs assigned to you. Here is the formula, line by line.
Read it →October 13, 2026
Market timingWhen 55+ Buyers Actually Buy in Northeast Florida
Most people think of spring as buying season. For my 55+ clients in St. Johns County and Northeast Florida, the calendar looks different.
Read it →October 10, 2026
Community guide
Regency at EverRange 55+ Communities vs Del Webb
Regency at EverRange and Del Webb get compared all the time, but one is a single luxury community and the other is a brand with several communities. Here's how I help clients choose.
Read it →October 9, 2026
Buying
St. Johns County 55+ Communities HOA vs CDD Fees
In St. Johns County 55+ communities, the HOA fee on the listing sheet is rarely the whole story. Here is how HOA dues and CDD assessments work, and how to get your true all-in monthly number.
Read it →October 7, 2026
Buying
How Much Money to Buy a House in Northeast Florida
Buying a house in Northeast Florida requires more than just a down payment. Here is every piece of cash to close, in the order you will run into it.
Read it →October 5, 2026
Buying
What Enclave Means for Nocatee Buyers After Davis Denial
St. Johns County denied the 4,462-acre Davis agricultural-enclave application north of Nocatee on September 15, 2026. Here is what that vote does, and does not, settle for buyers.
Read it →October 2, 2026
Selling
Local Downsizer Guide to Selling in Ponte Vedra
Selling a long-held Ponte Vedra or Jacksonville Beaches home to downsize comes down to four steps done in the right order: prep, pricing, protecting your homestead savings, and timing.
Read it →September 30, 2026
Buying
Why Saint Augustine Buyers Need Their Own Agent for Builder Sales
In Saint Augustine's builder sales, the on-site sales rep works for the builder, not for you. Here is what your own buyer's agent does from the first model-home visit through closing.
Read it →September 28, 2026
Buying
Buying New Construction in Ponte Vedra Beach
Buying new construction in Ponte Vedra Beach is not the same as buying a resale home, and the process has more moving parts than most buyers expect. Here is the framework I walk every new-construction buyer through before they sit down at a builder's sales table.
Read it →September 25, 2026
Community guide
55+ Communities in St. Johns County: Find Your Fit
St. Johns County has several purpose-built 55+ communities, and the best fit comes down to what you actually want to do with your days. Here's how I walk active adult buyers through the options.
Read it →September 24, 2026
Relocation
Relocating to Jacksonville FL: Northern Transplant Guide
For northerners used to dense, transit-connected metros, the move to Jacksonville is a real lifestyle shift, but a manageable one. The key is knowing what to expect before you sign a lease or go under contract on a home.
Read it →September 24, 2026
Relocation
Why Use a Northeast Florida Relocation Specialist
Where a generalist agent shows you homes, a relocation specialist builds a decision framework around your entire move. Here's what that looks like in Northeast Florida.
Read it →September 24, 2026
Community guide
Nocatee, FL: Why It's Northeast Florida's Top Community
The question I hear most often from buyers is some version of: “Is Nocatee really as good as everyone says?” My honest answer is that it earns the reputation, but the right fit depends on what you're looking for.
Read it →September 24, 2026
New construction
Silverleaf New Construction Homes in 2026
Silverleaf has become one of the most active new construction communities in St. Johns County, and 2026 has brought a wave of new amenity openings. Here's how the enclaves, builders, and price points break down.
Read it →September 24, 2026
Community guide
Rivertown Homes for Sale in St. Johns County FL
Rivertown is a riverfront master-planned community in northwest St. Johns County built around everyday access to the St. Johns River. Here's what it offers and what the 2026 market means for buyers.
Read it →September 24, 2026
Community guide
Why Wildlight FL Stands Apart From Other Communities
Wildlight in Yulee is a different kind of master-planned community, built around conservation land, walkable neighborhoods, and on-site employers. Here's what sets it apart.
Read it →September 24, 2026
Community guide
Sawgrass Golf Community Buyer's Guide for Ponte Vedra Beach
Sawgrass is really two gated golf communities in Ponte Vedra Beach, and they offer different lifestyles. Here's how Sawgrass Country Club and Sawgrass Players Club compare.
Read it →September 24, 2026
Investing
Why Palm Valley Is a Smart Home Investment in 2026
Palm Valley sits between the Intracoastal Waterway and the Atlantic beaches in St. Johns County, one of the most strategically positioned places to buy in Northeast Florida.
Read it →September 24, 2026
Buying
Buying Luxury Homes in St. Augustine FL in 2026
St. Augustine's luxury market in 2026 is a buyer's market, with elevated inventory, most homes selling below list price, and longer marketing cycles above $1.5M.
Read it →September 24, 2026
Selling
What It Costs to Sell a Home in Northeast Florida (2026)
Selling a home in Duval or St. Johns County involves several distinct cost categories, some fixed by Florida law and many set by your contract.
Read it →September 24, 2026
Community comparisonDel Webb Ponte Vedra vs Del Webb Nocatee: Which One?
Two Del Webb communities, same master plan, same distance to the beach. Buyers tour both and cannot articulate the difference. It is not subtle once you know where to look.
Read it →September 18, 2026