New Development Opportunities for Investors in St. Johns County
By Inna Moskalyk
Feb 1, 2024
New Development Opportunities for Investors in St. Johns County
Originally published February 2024. Updated November 2025 with project status and new announcements.
When Publix announced a $145 million pharmaceutical manufacturing facility in St. Johns County, it barely made regional headlines. But for investors watching this market, it was another confirmation: major players are betting big on Northeast Florida’s continued growth story.
St. Johns County isn’t just growing-it’s transforming. From the industrial corridors opening along the First Coast Expressway to master-planned communities still building out, the development pipeline runs deeper than most realize.
Here’s where smart money is looking in 2026.
Why St. Johns County Draws Investment Dollars
Fastest-Growing County in Florida
For years running, St. Johns has topped Florida’s growth rankings. Population increases averaging 4-5% annually create sustained housing demand that builders struggle to meet. When supply can’t match demand, values rise.
For years running, St. Johns has topped Florida’s growth rankings. Population increases averaging 4-5% annually create sustained housing demand that builders struggle to meet. When supply can’t match demand, values rise.
The Tax Advantage
Florida’s no-state-income-tax status is well known, but St. Johns adds relatively low property taxes by Florida standards (especially compared to Duval County). For investors calculating cash flow, every basis point matters.
Florida’s no-state-income-tax status is well known, but St. Johns adds relatively low property taxes by Florida standards (especially compared to Duval County). For investors calculating cash flow, every basis point matters.
Job Market Expansion
It’s not just retirees moving here. Major employers continue expanding or relocating operations to the Jacksonville metro area, bringing workers who need housing. Amazon distribution centers, healthcare expansion, and tech sector growth all contribute.
It’s not just retirees moving here. Major employers continue expanding or relocating operations to the Jacksonville metro area, bringing workers who need housing. Amazon distribution centers, healthcare expansion, and tech sector growth all contribute.
Infrastructure Investment
The county’s $538.5 million in capital projects (FY 2024-2028) signals commitment to handling growth. Roads are widening, schools are building, and commercial development follows predictably.
The county’s $538.5 million in capital projects (FY 2024-2028) signals commitment to handling growth. Roads are widening, schools are building, and commercial development follows predictably.
Residential Development: Where Homes Are Rising
Master-Planned Community Expansion
The big names-Nocatee, Beacon Lake, RiverTown-continue building phases. For investors, later phases often offer better value entry points as communities stabilize:
- Nocatee: Still developing new neighborhoods in Town Center and Twenty Mile areas. Highest name recognition and resale liquidity.
- Beacon Lake: Earlier-stage buildout means more new construction options and builder incentives.
- RiverTown: Unique riverfront positioning with ongoing expansion. The 55+ WaterSong section targets a specific buyer pool with strong demographics.
New Community Announcements
Several projects aim for first residents in 2025-2026:
The Landings at St. Johns: 761-home 55+ community targeting active adult buyers. The 55+ demographic represents strong rental demand as downsizers seek flexible living arrangements.
The Landing at Greenbriar: 588 family-focused homes in a growth corridor. Family communities typically see strong appreciation following school assignments and amenity buildout.
Workforce Housing Initiatives: A 650-home project with 30% workforce housing component received county approvals. For investors, workforce housing often means stable occupancy and government-favorable regulations.
Commercial Development: Where Business Is Going
Durbin Park: The Emerging Hub
Durbin Park has become St. Johns County’s retail and medical center:
- Major retail anchors already operating
- UF Health expanding medical facilities
- The RISE apartments adding residential density
- Additional retail and restaurant parcels available
For commercial investors, Durbin Park represents a proven location with room for additional development.
BeachWalk/Twin Creeks Corridor
Off CR210, this mixed-use development holds entitlements for 3 million square feet of retail and office. The area benefits from:
- Proximity to Nocatee and Ponte Vedra populations
- Access to major thoroughfares
- Growth trajectory still accelerating
Airport Commons
Near Northeast Florida Regional Airport: 74,500 square feet of retail/commercial development in an area poised for expansion as airport traffic grows.
Industrial and Logistics: The Quiet Opportunity
Industrial development doesn’t make lifestyle magazines, but returns often exceed residential:
Legend Point Logistics Crossing
The numbers here tell the story:
- 5 buildings totaling 845,000 square feet
- Phase 2 completion Q3 2025
- Publix pharmaceutical manufacturing ($145M investment)
- Strategic location for regional distribution
Northeast Florida’s position as a logistics hub continues strengthening. Jacksonville’s port, interstate access, and labor market attract distribution operations that need large-format warehousing.
World Commerce Center
This 996-acre Development of Regional Impact (DRI) near the airport represents long-term industrial opportunity. DRI designation streamlines approvals and signals major development capacity.
Infrastructure Driving Value
Infrastructure investment precedes property value increases. St. Johns County’s current pipeline:
First Coast Expressway
This is the game-changer. When complete, it opens western St. Johns County to development that current road infrastructure couldn’t support. Properties along the future corridor have seen speculative interest increase significantly.
Road Widening Projects
- Race Track Road: Capacity expansion to handle Nocatee and Beacon Lake traffic
- Palm Valley Road: Widening to improve beach corridor access
- SR A1A: Ongoing improvements along the coastal route
Each widening project improves access and typically lifts nearby property values as commute times decrease.
Investment Strategies for 2026
New Construction Appreciation Play
Buying pre-construction from builders-often with below-market deposits-can capture appreciation as the community builds out. Risks include construction delays and market shifts, but returns have been strong in growing St. Johns communities.
Best execution: Buy in established builder’s newer phase rather than unproven developer’s first project.
Rental Property in Growth Corridors
New residents moving to St. Johns often rent first while deciding on permanent locations. Areas with:
- New school construction (Hallowes Cove Academy zone)
- Employment access (near major roads/employers)
- Community amenities (pools, parks)
…typically achieve strong rental demand. Cap rates vary but properties in desirable school zones maintain occupancy even during market downturns.
Commercial/Retail Small-Scale
As residential development expands, commercial follows. Retail pad sites near growing communities offer development potential. Professional services (medical, dental, financial) seek locations near affluent populations.
Risks to Consider
Investment isn’t without considerations:
Insurance Costs
Florida’s insurance crisis affects all property types. Factor increasing premiums into cash flow projections. Properties with newer construction, impact-rated features, and favorable wind mitigation get better rates but still face market-wide pressures.
Florida’s insurance crisis affects all property types. Factor increasing premiums into cash flow projections. Properties with newer construction, impact-rated features, and favorable wind mitigation get better rates but still face market-wide pressures.
Impact Fees and CDDs
New construction carries Community Development District (CDD) fees that transfer to buyers. These affect resale calculations. Impact fees for new development also continue increasing.
New construction carries Community Development District (CDD) fees that transfer to buyers. These affect resale calculations. Impact fees for new development also continue increasing.
Market Timing
St. Johns has appreciated steadily, but no market rises forever. Rising inventory in 2024-2025 suggests more balanced conditions ahead. That’s healthier long-term but means less aggressive price appreciation.
St. Johns has appreciated steadily, but no market rises forever. Rising inventory in 2024-2025 suggests more balanced conditions ahead. That’s healthier long-term but means less aggressive price appreciation.
Builder Competition
Resale homes in areas with new construction compete against builder incentives. Rate buy-downs and design credits from builders can make resale properties harder to sell or rent at premium prices.
Resale homes in areas with new construction compete against builder incentives. Rate buy-downs and design credits from builders can make resale properties harder to sell or rent at premium prices.
Areas to Watch Closely
West St. Johns (First Coast Expressway Corridor)
Currently rural, this area will transform as the expressway opens access. Early positioning carries risk but also significant upside potential.
Currently rural, this area will transform as the expressway opens access. Early positioning carries risk but also significant upside potential.
CR210 Corridor
Already developed but still expanding. Established traffic patterns and proven demand make this lower-risk than speculative western areas.
Already developed but still expanding. Established traffic patterns and proven demand make this lower-risk than speculative western areas.
Hallowes Cove Academy Zone
The new K-8 school opening Fall 2025 in RiverTown creates a defined school zone. Families prioritize school assignments; properties in that zone benefit from natural demand.
The new K-8 school opening Fall 2025 in RiverTown creates a defined school zone. Families prioritize school assignments; properties in that zone benefit from natural demand.
Durbin Crossing and Nearby
Mature community with stable values, but adjacent parcels continue developing. Combination of established infrastructure and growth potential.
Mature community with stable values, but adjacent parcels continue developing. Combination of established infrastructure and growth potential.
Frequently Asked Questions
What’s the minimum investment to participate?
Single-family rentals start in the high $300K range for entry-level new construction. Commercial and industrial require significantly more capital but can be accessed through syndications and REITs.
Single-family rentals start in the high $300K range for entry-level new construction. Commercial and industrial require significantly more capital but can be accessed through syndications and REITs.
What areas have best rental returns?
Properties near employment centers with good school access typically achieve highest occupancy. The Nocatee/CR210 corridor and RiverTown area currently show strong rental demand.
Properties near employment centers with good school access typically achieve highest occupancy. The Nocatee/CR210 corridor and RiverTown area currently show strong rental demand.
How do I find off-market opportunities?
Build relationships with local agents who work with investors, attend county development meetings, and monitor the Jacksonville Daily Record for commercial development news. Many opportunities never hit public listings.
Build relationships with local agents who work with investors, attend county development meetings, and monitor the Jacksonville Daily Record for commercial development news. Many opportunities never hit public listings.
St. Johns County’s growth story continues, but the investment landscape evolves constantly. What worked in 2021 requires different execution in 2026.
Ready to explore investment opportunities in St. Johns County? Contact Inna Moskalyk for current inventory and off-market connections.
Track development news at the St. Johns County Economic Development website.