New Construction vs. Resale Homes in St. Johns County: Which Is Right for You?
By Inna Moskalyk
Nov 20, 2023
Tags:Buyer Guides
New Construction vs. Resale Homes in St. Johns County: Which Is Right for You?
Originally published November 2023. Updated January 2026 with latest builder incentives and market data.
One of the biggest decisions St. Johns County homebuyers face isn’t just where to buy-it’s whether to buy new construction or a resale home. Both options have compelling advantages, and the right choice depends on your priorities, timeline, and budget.
This guide provides an honest comparison with current builder incentives, Florida-specific considerations you won’t find in national articles, and a decision framework to help you choose confidently.
Quick Comparison Table
| Factor | New Construction | Resale Home |
|---|---|---|
| Move-in Timeline | 8-18 months (or less for inventory homes) | 30-45 days |
| Customization | Extensive options | Limited to renovations |
| Maintenance | Minimal, warranties included | Potential repairs |
| Price Transparency | Base + upgrades + lot premiums | Negotiable |
| Energy Efficiency | Built to current codes | Varies by age |
| Insurance Costs | Generally lower | Potentially higher |
| Neighborhood | Still developing | Established |
| Landscaping | New, immature | Mature trees and plants |
New Construction Pros
Modern Features & Energy Efficiency
New homes in St. Johns County come with today’s standards:
- 2024 Florida Building Code compliance (significantly upgraded hurricane resistance)
- High-efficiency HVAC systems (14+ SEER ratings)
- Impact-rated windows and doors standard in many communities
- LED lighting throughout
- Smart home pre-wiring
Why It Matters in Florida: Air conditioning accounts for a significant portion of utility costs. New HVAC and insulation can save $100-200+ monthly compared to older systems.
Low Maintenance & Warranties
Builder warranties typically include:
- 1-year full home warranty
- 2-year mechanical system warranty
- 10-year structural warranty
Everything is new-no deferred maintenance surprises, no aging appliances, no worn flooring.
Customization Opportunities
When building, you can select:
- Floor plan and lot orientation
- Exterior elevation and color schemes
- Flooring, cabinets, and countertops
- Bathroom fixtures and tile
- Electrical and technology packages
Caveat: Most builders have set options; true custom homes require custom builders and higher budgets.
Current Builder Incentives [2026 Update]
St. Johns County builders are offering historic incentives:
Rate Buy-Downs:
- Some builders offering rates as low as 3.99%
- 2-1 or 3-2-1 buydowns common
- Significant monthly payment savings
Closing Cost Credits:
- $10,000-$25,000 in closing cost assistance
- Often contingent on preferred lender use
Upgrade Packages:
- $20,000-$50,000 in included upgrades
- Premium flooring, appliance packages, designer selections
Inventory Home Deals:
- Move-in ready homes with aggressive pricing
- Avoid construction wait times
- Often best overall value
New Construction Cons
Higher Upfront Costs
Be prepared for premium pricing:
- Base prices often 10-20% higher per square foot than resale
- Lot premiums add $10,000-$50,000+ for preferred locations
- Popular upgrades add 15-25% to base price
- Final price frequently $30,000-$100,000+ above base
Reality Check: That $450,000 model home might cost $550,000 as shown.
Timeline & Potential Delays
Construction realities:
- Standard build: 8-14 months
- Custom/semi-custom: 12-18 months
- Weather delays (Florida rain and hurricanes)
- Supply chain issues (improving but not eliminated)
- Subcontractor scheduling
Planning Tip: Add 20-30% to quoted timelines for realistic expectations.
Developing Community Environment
When you’re an early buyer:
- Construction noise and activity for years
- Incomplete amenities (pools, clubhouses)
- Fewer neighbors initially
- Roads and landscaping still maturing
- Commercial development years away
Less Mature Landscaping
New plantings mean:
- Limited shade for several years
- Higher lawn care costs initially
- HOA pressure to establish landscaping quickly
Resale Home Pros
Established Neighborhoods
Mature communities offer:
- Known neighbor dynamics
- Completed amenities
- Established landscaping with shade trees
- Nearby commercial development
- Proven community culture
Faster Move-In
Resale timeline advantages:
- Typical closing: 30-45 days
- Immediate occupancy after closing
- No construction uncertainties
- See exactly what you’re buying
Negotiation Opportunities
Current market offers leverage:
- Price reductions available on many listings
- Seller concessions for closing costs
- Repair credits after inspection
- Personal property inclusion
Full Picture Before Purchase
What you see is what you get:
- Walk through the actual home
- Meet actual neighbors
- Experience the neighborhood at different times
- No surprises from builder interpretation
Resale Home Cons
Potential for Hidden Issues
Older homes may need:
- Roof replacement (major expense in Florida)
- HVAC system updates
- Plumbing or electrical work
- Termite treatment history
- Unknown moisture or mold issues
Mitigation: Thorough inspections and proper due diligence. See our First-Time Buyer Guide for inspection tips.
Energy Efficiency Considerations
Older construction challenges:
- Less efficient HVAC systems
- Single-pane or older double-pane windows
- Poorer insulation
- Higher utility bills
Insurance Cost Differences
Florida insurance reality:
- Roof age significantly affects premiums
- Older construction (pre-2002) may face surcharges
- Some carriers won’t insure older homes
- Wind mitigation credits favor newer construction
2026 Update: Some carriers are limiting coverage on homes with roofs older than 15 years.
May Need Updates
Dated homes often require:
- Kitchen and bathroom renovations
- Flooring replacement
- Paint and cosmetic updates
- Landscaping refresh
Florida-Specific Considerations
Insurance Implications
This is a critical factor in Florida:
Newer Homes (2002+):
- Built to stronger hurricane codes
- Lower insurance premiums
- More carrier options
- Better wind mitigation credits
Older Homes (Pre-2002):
- May require 4-point inspection
- Potentially limited carrier options
- Higher premiums without mitigation
- Roof replacement may be required for coverage
Budget Accordingly: Insurance can range from $2,500/year (new construction) to $8,000+ (older homes with issues).
Energy Costs
Florida’s heat makes efficiency impactful:
- HVAC runs 8+ months per year
- Newer insulation standards (R-30+ vs R-19)
- Impact windows reduce AC load
- Efficient systems pay back quickly
Hurricane Resistance
Post-2002 Florida Building Code improvements:
- Impact-rated windows and doors
- Enhanced roof tie-downs
- Reinforced garage doors
- Better overall structural integrity
St. Johns County Market Context [2026 Update]
Current Pricing:
- April 2024 median: $450,000
- November 2025 median: $465,000
- 4-month supply of inventory
- Average 40 days on market
New Construction Market Share:
- November 2025: 27% of closed sales
- Strong builder incentive environment
- Inventory homes for faster occupancy
Where to Find Deals:
New Construction:
- Nocatee inventory homes
- RiverTown move-in ready
- Shearwater spec homes
Resale:
- Durbin Crossing updated homes
- Julington Creek established sections
- St. Johns proper older communities
Decision Framework
Choose New Construction If…
✅ You have flexible timeline (6+ months)
✅ Customization is important
✅ You prefer warranty coverage
✅ Energy efficiency is a priority
✅ You want lowest possible insurance rates
✅ You can leverage current builder incentives
✅ Customization is important
✅ You prefer warranty coverage
✅ Energy efficiency is a priority
✅ You want lowest possible insurance rates
✅ You can leverage current builder incentives
Choose Resale If…
✅ You need to move quickly
✅ Established neighborhood matters
✅ Mature landscaping is important
✅ Your budget is firm
✅ You prefer seeing exactly what you buy
✅ You want more negotiation flexibility
✅ Established neighborhood matters
✅ Mature landscaping is important
✅ Your budget is firm
✅ You prefer seeing exactly what you buy
✅ You want more negotiation flexibility
Frequently Asked Questions
Can I negotiate on new construction?
Yes, but differently than resale. Builders protect base pricing but negotiate on upgrades, incentives, and closing costs. Best negotiation happens on inventory homes and at month/quarter end.
Yes, but differently than resale. Builders protect base pricing but negotiate on upgrades, incentives, and closing costs. Best negotiation happens on inventory homes and at month/quarter end.
How long does new construction take?
Standard production homes: 8-14 months. Semi-custom: 12-18 months. Inventory (move-in ready): 30-60 days to close. Always add buffer for delays.
Standard production homes: 8-14 months. Semi-custom: 12-18 months. Inventory (move-in ready): 30-60 days to close. Always add buffer for delays.
Are builder incentives worth it?
Often yes, especially rate buy-downs. A 3.99% rate vs. 7% market rate on a $400,000 loan saves approximately $800/month. However, compare total package-sometimes resale negotiation provides better value.
Often yes, especially rate buy-downs. A 3.99% rate vs. 7% market rate on a $400,000 loan saves approximately $800/month. However, compare total package-sometimes resale negotiation provides better value.
Related Resources
- First-Time Buyer Guide
- Florida Closing Costs Guide
- Mortgage Calculator
- Florida Department of Financial Services - Insurance information
- New Home Source - Builder listings
Ready to Decide?
Both new construction and resale homes offer paths to homeownership in St. Johns County. The current market-with historic builder incentives AND increased resale negotiation power-means great opportunities in both segments.
The key is understanding your priorities and working with someone who knows both markets intimately.
Contact Inna Moskalyk to explore new construction communities AND resale listings. We’ll help you find the right home - however it’s built.