St. Johns County CDD + beach vs Duval County no-CDD + Jacksonville proximity
| Factor | Del Webb Nocatee | Del Webb eTown |
|---|---|---|
| County | St. Johns County | Duval County (Jacksonville) |
| CDD Fee | ~$1,500–$3,500/yr | None |
| Property Tax (est. $500K home) | ~$6,500–$8,000/yr | ~$9,500–$11,000/yr |
| Net Tax + CDD (est. $500K) | ~$8,000–$11,500 | ~$9,500–$11,000 (similar) |
| HOA / Month (est.) | ~$350–$420 | ~$280–$340 (lower) |
| Beach Drive | ~10 min | ~25–30 min |
| Mayo Clinic Drive | ~20 min | ~15 min (closer) |
| Jacksonville Airport | ~40 min | ~25 min (closer) |
| Nocatee Master Plan | ✓ Full access | ✗ No access |
| Onsite Dining | ✓ Tavern & Grill | ✗ No |
| Indoor Pool | ✓ Yes | ✗ No |
| Smart Home Features | Standard varies | ✓ Standard |
The net annual cost difference between these communities is smaller than buyers expect — typically under $2,000/year after netting the CDD savings against Duval's higher millage. The real decision factors are: beach proximity (Nocatee wins by 15 min), Mayo Clinic and airport proximity (eTown wins), and Nocatee master plan access — trails, water park, town center — which only Nocatee residents have. If daily beach access and Nocatee lifestyle matter, choose Nocatee. If Mayo Clinic proximity, airport access, and urban Jacksonville infrastructure matter more, choose eTown.
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