What Is a CDD Fee in St. Johns County, Florida? (2026)Nocatee vs. RiverTown vs. Tributary: Which NE Florida Community Is Right for You? (2026)

Nocatee, RiverTown, or Tributary -- how do you pick the right one when they're all in St. Johns County?

St. Johns County is home to some of the most sought-after master-planned communities in the country -- and if you're relocating to Northeast Florida, you've almost certainly landed on at least two of these three: Nocatee, RiverTown, and Tributary. They're all top-tier. But they're not the same, and the wrong choice can mean a daily commute you didn't anticipate, HOA rules that don't fit your lifestyle, or a community that's beautiful but not quite "you."

Here's a real breakdown of all three for 2026 -- no fluff, just what actually matters when you're making a decision this big.

Nocatee: The Gold Standard for Master-Planned Living Near the Beach

Nocatee is consistently ranked one of the top master-planned communities in the United States -- and for good reason. Located in Ponte Vedra near the St. Johns/Duval County line, it sits about 10 to 15 minutes from the Atlantic coast and offers some of the most extensive amenity systems in the region.

The community spans roughly 14,000 acres, with about 60% preserved as conservation land. Water parks, resort pools, fitness centers, dog parks, kayak launches, a Town Center with restaurants and shops, and over 25 miles of trails are all baked into the CDD infrastructure.

New construction is still available in 2026, though Nocatee is entering its later development phases. Resale inventory has grown, giving buyers more options at a variety of price points. Entry-level homes start in the low $400s; larger estate homes exceed $1 million. There are also active adult options -- Del Webb Nocatee caters to 55+ buyers looking for a clubhouse-centered lifestyle within the larger Nocatee master plan.

Best for: Buyers who want beach proximity, proven amenities, an established community feel, and a wide range of price points and home styles.

RiverTown: Riverfront Living With Room to Grow

RiverTown sits on the western bank of the St. Johns River, about 25 miles south of Jacksonville's core. The community spans over 5,000 acres, and many of its neighborhoods offer direct river views and access -- something you simply can't find at Nocatee or Tributary.

Homes in RiverTown are typically priced $30,000 to $50,000 less than comparable homes in Nocatee, making it an attractive option for buyers who want a premium master-planned lifestyle without Nocatee prices. The tradeoff historically has been access -- RiverTown's location off SR-13 and St. Johns Parkway has meant longer drives for some residents.

That's changing. Planned road improvements, including extensions off Longleaf Pine Parkway and the SR-9B corridor, are expected to significantly improve connectivity in the coming years. As infrastructure catches up, RiverTown's value proposition gets stronger.

WaterSong at RiverTown is the community's dedicated 55+ section -- a resort-style active adult neighborhood with its own clubhouse, pools, and amenities separate from the main community. It's one of the newer additions to the RiverTown master plan and has been drawing strong interest from retirees who want river lifestyle without Nocatee pricing.

Best for: Buyers who want riverfront lifestyle, outdoor recreation, and more square footage for the dollar -- and who don't need to be 10 minutes from the beach.

Tributary: The 55+ Standout in Nassau County

Tributary is a master-planned community in Nassau County, just across the county line from St. Johns, near Fernandina Beach and the Amelia Island area. While it's a newer community, it has grown quickly in popularity -- particularly the Lakeview at Tributary section, which is purpose-built for active adults 55 and older.

Lakeview at Tributary features a large clubhouse, resort-style pool, pickleball courts, nature trails, a central lake, and a lifestyle-focused activity calendar. Home sizes are generally more manageable -- ranging from about 1,500 to 2,200 square feet -- and prices start in the low $300s, making it one of the more accessible 55+ options in Northeast Florida.

Nassau County also offers some financial advantages worth noting. Property tax rates can differ from St. Johns County, and the proximity to Fernandina Beach and Amelia Island gives Tributary residents easy access to one of Florida's most charming coastal towns.

Best for: Active adults 55+ who want resort-style amenities, a tight-knit community feel, manageable home sizes, and coastal access -- at a price point that's genuinely attainable.

Side-by-Side Comparison: Key Differences

• Location: Nocatee (Ponte Vedra, St. Johns County) | RiverTown (St. Johns, St. Johns County) | Tributary (Nassau County, near Fernandina Beach)
• Price range: Nocatee ($400s--$1M+) | RiverTown ($350s--$900s) | Tributary/Lakeview ($300s--$600s)
• Age restriction: Del Webb section in Nocatee (55+) | WaterSong at RiverTown (55+) | Lakeview at Tributary (55+) -- all three have an all-ages master plan as well
• Beach access: Nocatee is closest to the Atlantic (~10-15 min) | RiverTown and Tributary are farther from the ocean
• Waterfront feature: Nocatee (Tolomato River/conservation) | RiverTown (direct St. Johns River access) | Tributary (central lake)
• Development stage: Nocatee (later phases, mostly maturing) | RiverTown (actively expanding) | Tributary (actively growing)

What About Shearwater and Silverleaf?

Two other St. Johns County communities worth knowing: Shearwater in St. Johns and Silverleaf near St. Augustine. Shearwater is a Kay Crest-anchored master-planned community with a surf pool, fitness center, and trails -- popular with families and buyers in the $350s to $700s. Silverleaf is a newer, growing master plan near I-95 in the southern part of the county offering a range of builders and price points from the mid $300s upward.

Neither has a dedicated 55+ section as of 2026, but both are strong options for buyers who want master-planned amenities without the specific lifestyle focus of Del Webb or WaterSong.

Frequently Asked Questions

Which community has the best amenities?

Nocatee generally offers the largest and most developed amenity system, with water parks, multiple pools, a Town Center, and decades of build-out. RiverTown and Tributary have excellent amenities, particularly for their 55+ sections -- but Nocatee's scale is hard to match. That said, "best" depends on what you actually use.

Is RiverTown or Nocatee better for retirees?

Both are excellent. Del Webb Nocatee has a more established 55+ infrastructure and beach proximity. WaterSong at RiverTown offers a quieter, more nature-focused atmosphere with river access and slightly lower prices. The better choice comes down to whether you prioritize beach access or outdoor/riverfront recreation.

What is the commute like from these communities?

Nocatee offers the easiest access to Jacksonville via I-95 and US-1, typically 30 to 45 minutes depending on traffic. RiverTown's commute can be 35 to 50 minutes via SR-13, though planned road improvements will improve this. Tributary to Jacksonville runs roughly 35 to 50 minutes via I-95 north.

Do all three communities have CDD fees?

Yes. All three are master-planned communities funded through Community Development Districts. Annual CDD fees vary by community and specific neighborhood within the master plan. Always get the exact CDD fee for a specific lot before making an offer.

Can I buy a resale home in these communities?

Yes, resale homes are available in all three, particularly in the more established sections of Nocatee and RiverTown. Resale buyers inherit the CDD fee structure of the original purchaser, which may be lower than new construction fees depending on when the home was originally sold.

What To Do Right Now

The best way to choose between these communities isn't a comparison chart -- it's a visit. Let Joey take you on a tour of all three and help you find the one that actually fits how you want to live.

Call or text Joey Larsen at 904-863-6679, or visit RetireMeToFlorida.com to get started.