Thinking about trading Mandarin’s moss-draped river vibe for Julington Creek’s all-in-one amenities? You’re not alone. Many Jacksonville families look south for more organized recreation, newer neighborhoods, and access to highly rated St. Johns County schools. In this guide, you’ll learn how daily life, costs, and commutes compare, what CDD and HOA fees really mean, and the exact steps to verify a smooth move. Let’s dive in.
Julington Creek at a glance
Julington Creek Plantation is a master-planned community in Fruit Cove, just over the county line in St. Johns County. Built largely from the mid-1990s through the 2010s, it groups dozens of neighborhoods around shared amenities and community programs. Get a feel for the community’s layout and history by browsing this concise overview of Julington Creek’s neighborhoods and build-out timeline.
- Learn more about the community’s design and timeline: Julington Creek overview
- Understand how the community is organized: CDD and Association roles
Addresses in Julington Creek are zoned to the St. Johns County School District, which is consistently highly rated in Florida. For a third-party snapshot of district-level rankings, see Niche’s St. Johns County profile. Always verify the exact school zoning for any address with the district.
Lifestyle shift: Mandarin vs. Julington Creek
Moving from Mandarin to Julington Creek usually means a trade from a river-oriented, dispersed-neighborhood feel to a denser, master-planned lifestyle with centralized amenities.
Julington Creek amenities and programs
Julington Creek’s Recreation Center anchors day-to-day life. Residents use an aquatics complex with competition and family pools, a fitness center, tennis and pickleball courts, basketball, a skate park, and lighted sports fields. You’ll also find programmed classes, youth sports, and summer activities that run on a predictable calendar managed by the community’s CDD.
- Explore the official amenity list and programming: Julington Creek amenities
Mandarin’s river-and-oaks character
Mandarin offers public river access, boat ramps and marinas, and pockets of historic charm along San Jose Boulevard and Old St. Augustine Road. If you love weekend strolls under sprawling oaks and low-key waterfront moments, places like Walter Jones Historic Park capture that feel.
Quick comparison
- Amenities and activities: Julington Creek offers centralized, staffed amenities and scheduled youth programs. Mandarin leans into independent parks, marinas, and local businesses.
- Neighborhood feel: Julington Creek reads planned and cohesive. Mandarin feels more varied by street, with older subdivisions and riverfront pockets.
- Events and teams: Julington Creek’s calendars make it simple to plug into sports, swim, and community events. Mandarin often means choosing a mix of city parks, private clubs, or local leagues.
Housing and budget expectations
Julington Creek’s housing stock trends newer, with most homes built from the mid-1990s through the 2010s. You’ll find primarily single-family homes, plus some townhomes and a few larger estate lots. Neighboring Mandarin has a broader age range, from riverfront estates and mid-century homes to newer infill subdivisions.
On price, public market snapshots vary by source and whether you look at the broader Fruit Cove zip or Julington Creek-only listings. As of December 2025, zip-level medians were commonly reported in the mid 500s, while Julington Creek listings often ranged from the low-to-mid 400s into the 500s depending on size, age, and upgrades. Treat these as context, not a quote. Your exact budget will depend on the specific neighborhood, lot, and condition. Ask for an up-to-the-minute comp set before you write any offer.
CDD, POA, and HOA explained
In Julington Creek, two layers matter: the Community Development District and the Property Owners Association.
- CDD: A special-purpose local unit that funds and manages major infrastructure and the large shared amenities. It is not the HOA.
- POA/HOA: Enforces covenants, architectural rules, and neighborhood-level standards. Some sub-neighborhoods also have their own HOA.
For a simple overview of how these work together, see the district’s guide: District vs. Association.
What you pay in JCP
Here are typical line items to plan for. Amounts vary by property and can change with annual budgets.
- CDD assessment on your tax bill:
- Single-family FY2025: $1,385.44
- Multi-family/townhome FY2025: $845.57
- Source: Julington Creek CDD Assessments
- POA/HOA dues: Frequently in the low hundreds per year on many listings, often around the mid-$400s to mid-$500s. The exact amount depends on the sub-neighborhood and any included amenities.
What to do next: Request the full POA/HOA resale packet and budget for any home you’re considering. Confirm the current dues, any special assessments, and the association’s reserves and rules. If there is a sub-neighborhood HOA, ask for those documents too.
Taxes, insurance, and flood considerations
- Property taxes: Rates are county-level and based on assessed value. If you plan to homestead the property, discuss exemptions with the county. Ask the seller for recent tax bills and confirm parcel-level history through official county resources.
- Flood zones and insurance: Julington Creek includes creeks, retention lakes, and proximity to the St. Johns River. Flood risk is parcel-specific. Check a home’s flood zone using the FEMA Flood Map Service Center. If the lot falls in a Special Flood Hazard Area, your lender will likely require flood insurance. Ask for an elevation certificate when appropriate and compare quotes from the NFIP and private carriers.
Commute and daily travel
Julington Creek sits just south of Mandarin near SR 13 and the I-295 beltway. Many regional commutes use the Henry H. Buckman Bridge. Morning and evening rush hours can add time, and accidents near the bridge sometimes create longer delays.
The I-295 express lanes in the Mandarin-Buckman corridor offer a tolled option during peak hours. If you commute to Downtown or Southside job centers, this can trim drive times at a small cash cost in peak windows. Read more about tolling and how the lanes operate: I-295 express lane overview.
Realistically, many residents report 20 to 45 minutes to common job centers, depending on start and end points, time of day, and whether you use the express lanes. Public transit is limited, so plan for a car-first lifestyle. Before you buy, test your exact commute at 8 a.m. and 5 p.m. on a typical weekday.
Move-up buyer checklist for Julington Creek
Use this step-by-step list to verify the details that most impact your monthly cost and day-to-day life.
- Confirm school zoning and options.
- Start with Controlled Open Enrollment and boundary info from the district. If a boundary is in flux, call the district directly.
- Resource: St. Johns County COE and boundaries
- Request all association documents early.
- Ask for the master POA and any sub-HOA resale packets, rules, recent board minutes, and budgets. Confirm current dues and any pending special assessments.
- Resource: District vs. Association overview
- Verify the CDD assessment for the specific parcel.
- Confirm the FY assessment and how it appears on the tax bill. For FY2025, single-family shows $1,385.44 and multi-family/townhome shows $845.57.
- Resource: Julington Creek CDD Assessments
- Check flood zone, elevation, and insurance costs.
- Look up the address on FEMA MSC. If the lot is in an A or V zone, request an elevation certificate and obtain both NFIP and private flood quotes.
- Resource: FEMA Flood Map Service Center
- Test your commute at real times.
- Drive your exact route at 8 a.m. and 5 p.m. Consider the I-295 express lanes and Buckman Bridge bottlenecks.
- Context: How I-295 tolling works
- Ask for recent bills and rule details.
- Request the seller’s last property tax bill and recent utility statements. Review amenity rules for guest passes, rentals, and short-term stays if relevant.
- Build a simple financial comparison.
- If you’re selling in Mandarin to buy in Julington Creek, compare your estimated sales net to your purchase cost, including down payment, closing costs, CDD and HOA dues, and insurance. Ask your agent for fresh comps and a current market snapshot for both areas.
How we help you compare options
Moving within Northeast Florida is a big decision. You want the right amenities, the right commute, and the right payment. Our team pairs local neighborhood expertise with fast, responsive service to make that decision easier. We walk you through CDD and HOA costs line by line, pull current comps, set up virtual or in-person tours, and coordinate everything from inspections to closing. If new construction is on your radar, we help you evaluate builders and navigate contracts, timelines, and design choices.
When you’re ready, we can also price, prep, and market your Mandarin home with high-quality media and a clear plan to maximize your sale. One point of contact keeps it simple, and our transaction coordination keeps it on track.
Want a side-by-side plan for your move, from budget to commute? Reach out to the Sarah Schwartz Group to get started.
FAQs
What is a CDD in Julington Creek, and how is it different from the HOA?
- The CDD funds and manages major infrastructure and shared amenities for the broader community, while the POA/HOA enforces neighborhood covenants and standards. Learn more here: District vs. Association.
How much are Julington Creek CDD and HOA fees in 2025?
- FY2025 CDD assessments are $1,385.44 for single-family and $845.57 for multi-family/townhomes. POA/HOA dues often run in the low hundreds per year but vary by sub-neighborhood. Always confirm the latest figures in the resale packet. See: CDD Assessments.
Are Julington Creek schools different from Mandarin schools?
- Yes. Julington Creek is in St. Johns County School District, which is consistently highly rated statewide. Always verify zoning for a specific address and review options through Controlled Open Enrollment. Resources: District COE and Niche overview.
What is the typical commute from Julington Creek to Jacksonville job centers?
- Many residents report 20 to 45 minutes depending on time of day, route, and the Buckman Bridge. I-295 express lanes can shorten peak trips for a toll. Learn how tolling works here: I-295 express lanes.
Do I need flood insurance in Julington Creek?
- It depends on the property’s flood zone. Check the FEMA map, and if the lot is in a Special Flood Hazard Area, lenders typically require flood insurance. Ask for an elevation certificate and compare NFIP and private quotes. Start here: FEMA MSC.
