If you're looking for a St. Augustine community with shared amenities but want to avoid CDD fees, you do have options. Several neighborhoods in St. Augustine and St. Johns County offer HOA-managed amenities, established surroundings, or even new construction without adding a CDD fee to the equation. Five communities worth considering are Antigua, Las Calinas, Oakbrook, Sea Pines, and Sabal Estates.
- Antigua offers a newer Anastasia Island option with water-oriented amenities and no CDD fee.
- Las Calinas gives you an established north St. Augustine location with a strong amenity package and relatively low HOA costs.
- Oakbrook appeals to buyers who want mature trees, larger lots, and a gated setting.
- Sea Pines combines a gated neighborhood feel with larger homesites and convenient Crescent Beach access.
- Sabal Estates provides a new-construction option within an established area, with a low HOA and no CDD fee.
If your goal is to balance neighborhood amenities, location, and community fees, these five neighborhoods give you a useful range of options. Some are better for beach access. Some are better for yard space. Some are better if you want something newer without moving into a large master-planned community.
That matters because buyers often start their search with broad filters like price, bedroom count, or “pool community,” but those filters do not tell you what the neighborhood actually feels like. And in St. Augustine, the difference between one neighborhood and another can have a major impact on how you live day to day.
If you are relocating, this list helps you narrow down where to focus first. If you already live locally, it can help you compare options that may not show up as often in big community roundups. These neighborhoods are not all the same, and that is exactly why they are useful to compare together.
Below is a practical breakdown of what makes each community stand out, who it may fit best, and what you should pay attention to as you evaluate homes there.
1. Antigua: A newer Anastasia Island option with a coastal feel
If your priority is living on Anastasia Island and you want something newer, Antigua is one of the most interesting options to consider. The neighborhood was built by Dream Finders between 2018 and 2022 and includes both single-family homes and townhomes. That gives you a wider range of price points than you might expect for an island location.
Antigua stands out because it gives you a newer-home option in an area where many neighborhoods are older and more established. For some buyers, that matters. You may want updated finishes, a newer floor plan, or less immediate renovation work, but you still want the lifestyle benefits that come with being close to the beach and downtown St. Augustine.
The location is a big part of the draw. Antigua is roughly two miles from St. Augustine Beach and about four miles from downtown. That means beach access, dining, historic St. Augustine, and time on the water can all become part of your normal routine.
The amenities support that lifestyle. Antigua includes:
- A clubhouse
- An unheated community pool
- Covered seating areas with Intracoastal views
- A fishing dock
- A kayak launch
That makes Antigua feel more connected to its setting than a neighborhood where amenities are technically present but disconnected from the lifestyle around them. Even if you do not buy one of the waterfront homes, the shared community spaces still let you enjoy being near the water.
Based on your script, townhomes may be found in the $400s, while single-family homes may range from around $550,000 to over $1.8 million depending on location and water access. HOA fees vary by property type, and current numbers should always be confirmed before making a decision.
2. Las Calinas: Established, amenity-rich, and useful for north St. Augustine buyers
Las Calinas is a strong option if you want established homes, solid amenities, and a location that works well for buyers who need access north of St. Augustine. Located off U.S. 1 near Palencia in the 32095 ZIP code, it is especially worth comparing if you expect regular travel toward Jacksonville or along the northern corridor.
This is an established neighborhood with hundreds of homes built between 2008 and 2019 by builders including Taylor Morrison, Pulte, and Drees. Another detail that may matter to some buyers is that many of the homes are concrete block construction, which comes up often in buyer conversations.
Las Calinas offers one of the more complete amenity packages on this list. Community features include:
- A pool
- Tennis courts
- A playground
- Sports courts
- A fishing pier
- Walking trails
- A gated lake with a small-boat ramp for fishing and kayaking
What makes this neighborhood useful is not just that it has amenities, but that it gives you choices in how you would actually use them. If you want tennis, a pool, walking areas, or kayak access without stepping into a large resort-style development, Las Calinas gives you a practical middle ground.
You are also shopping resale homes here, which means each property needs to be evaluated individually. Updates, lot placement, outdoor living space, and condition can vary quite a bit from one house to the next. According to your script, homes in the $500,000 to $600,000 range may be part of the picture in 2026 depending on the home and what is available.
For buyers who want an established neighborhood with a broader recreation mix and no CDD fee, Las Calinas deserves a serious look.
3. Oakbrook: Larger lots, mature trees, and a more established neighborhood feel
If you are the kind of buyer who says, “I do not want cookie cutter,” Oakbrook may be one of the most compelling options on this list. Located in the 32086 area on the south side of St. Augustine, Oakbrook offers a gated setting, larger homesites, and the kind of mature tree canopy that many newer communities simply cannot replicate.
This neighborhood is less about uniformity and more about setting. Homes sit on roughly half-acre to two-acre lots, and the overall feel is shaped by curving streets, mature landscaping, and more distance between homes. That can change the entire experience of living there.
When you compare Oakbrook to newer construction, it helps to look beyond kitchen finishes or whether the bathrooms have already been updated. Ask yourself:
- How much space is between you and your neighbors?
- What do you see from your back porch?
- Would you enjoy walking the streets in the neighborhood?
- How important is lot size to your daily life?
Oakbrook also includes neighborhood amenities, which helps it appeal to buyers who want yard space without giving up community features. Amenities include a swimming pool, clubhouse, tennis courts, a ball field, and a playground.
There are about 291 single-family homes in Oakbrook, with build years spanning from the 1990s into recent years, and your script notes that new homes may still be built on some remaining lots. That gives the neighborhood a wider mix of home styles and ages than many planned communities. It also means home-by-home evaluation is important.
Your script also notes an important practical detail: homes are on septic but use county water. Pricing in your 2026 data ranged approximately from $450,000 to $850,000. For buyers who want a gated community with more breathing room and a mature setting, Oakbrook is easy to overlook online, but worth seeing in person.
4. Sea Pines: Gated living near Crescent Beach with larger homesites
Sea Pines is a strong fit if your priorities include beach access, a gated neighborhood, and larger homesites. Located in southern St. Augustine off State Road 206, it gives you a relatively direct route toward Crescent Beach and the Intracoastal. That makes it especially appealing if you want coastal access without assuming you have to live directly on Anastasia Island.
The neighborhood is surrounded by conservation land, which adds to the sense of space and privacy. Sea Pines was built primarily between 2003 and 2007 by Palmetto Homes, and your script notes concrete block construction as another point of appeal for many buyers.
Lot size is one of the major differentiators here. Homesites are generally larger, with widths of at least 90 feet and lot sizes that may range from about half an acre to an acre. That is a meaningful distinction for buyers who want more privacy or outdoor space.
Community amenities include:
- A pool
- A park
- A playground
- A gated entrance
Because the neighborhood is next to the Moses Creek Conservation Area, the surrounding environment becomes part of what you are buying. This is not just about what sits inside the gates. It is also about the quiet, more natural setting and the convenience of being near the southern beach-access corridor.
Sea Pines is an established-home search, so updated interiors, private pools, and individual lot advantages will vary by property. Based on your script, pricing generally falls in the $600,000 to $900,000 range depending on the home and features. If you want a gated neighborhood close to Crescent Beach with more lot space than many buyers expect, Sea Pines should be on your comparison list.
5. Sabal Estates: New construction within an established area
Sabal Estates fills an important niche. Some buyers want a new home, but they do not necessarily want to move into a large, newly built master-planned community. If that sounds like you, Sabal Estates is one of the more useful options to explore.
This is a KB Home community located within the established St. Augustine Shores area on the south side of town. That combination matters. You get the possibility of a newer home while still being in an area with existing neighborhoods, recreation, and an established day-to-day environment.
Depending on availability, you may be able to build a home or purchase a completed new home. The homesites are also worth noting. Your script describes minimum lot sizes of roughly a quarter acre, with widths around 70 to 80 feet. For buyers comparing new construction, that is an important detail because not all new communities offer that kind of yard space.
The broader St. Augustine Shores area adds recreational benefits, including access to a fishing pier, tennis courts, and bike paths. Pool access may be available through a separate Riverview Club membership, and golf is another nearby option. That means the low HOA does not necessarily include every activity, so buyers should think through which amenities they would actually use and what is included versus optional.
According to your script, Sabal Estates may offer homes from the $400s to the low $600s depending on size, finishes, and lot premiums. It is also less than about 15 minutes to the beach depending on your route and traffic. For buyers who want new construction in St. Augustine without a CDD fee, this is one of the clearest options to consider.
Key insight: The right community depends on what you want around the house
One of the biggest mistakes buyers make is focusing only on the house and not enough on the surrounding neighborhood experience. In reality, the neighborhood affects your day-to-day life just as much as the home itself.
If you want beach access and a coastal feel, Antigua or Sea Pines may move to the top of your list. If you want mature trees and more lot space, Oakbrook may feel more aligned. If you want a stronger amenity mix north of town, Las Calinas becomes attractive. If you want a newer home within an established area, Sabal Estates stands out.
That is why this is not really a “best neighborhood” question. It is a “best fit for your lifestyle” question. The right place for you depends on how you plan to live, not just what looks good in an online listing.
Important considerations before choosing one of these St. Augustine communities
Before you narrow your search too far, keep these practical points in mind:
- Verify current HOA fees. Community dues can change, and different property types may have different fee structures.
- Check what is included. Not every neighborhood includes the same amenities, and some nearby recreation options may require separate memberships.
- Study your daily driving routes. A neighborhood may look ideal online but feel less convenient once you factor in work, schools, shopping, beach access, or downtown trips.
- Compare the neighborhood feel, not just the home. Yard size, privacy, mature landscaping, and street layout can dramatically influence your experience.
- Confirm current inventory and pricing. The pricing ranges referenced here are based on your source script and may shift with market conditions and availability.
The goal is not just to find a house with no CDD fee. The goal is to find a neighborhood that fits the way you actually want to live in St. Augustine or St. Johns County.
FAQ
What is the difference between an HOA fee and a CDD fee?
An HOA fee is typically used to maintain shared neighborhood amenities and common areas. A CDD fee is a separate assessment often tied to infrastructure or development-related costs in certain communities. Some neighborhoods have one, some have both, and some only have HOA fees.
Are there St. Augustine neighborhoods with amenities but no CDD fees?
Yes. The communities highlighted here, Antigua, Las Calinas, Oakbrook, Sea Pines, and Sabal Estates — are examples of neighborhoods that offer HOA-managed features or amenities without adding a CDD fee.
Which of these communities may be best if I want to be close to the beach?
Antigua is especially notable for its Anastasia Island location near St. Augustine Beach. Sea Pines is also a strong option because of its access to the Crescent Beach corridor. Sabal Estates may also appeal to buyers who want beach access within a reasonable drive.
Can I find new construction in St. Augustine without a CDD fee?
Yes. Sabal Estates is one of the clearest examples of new construction without a CDD fee, and Antigua also offers newer homes in a coastal setting. Availability can change, so it is important to confirm current opportunities when you begin your search.
Which neighborhood may work best if I want a larger homesite?
Oakbrook and Sea Pines are especially worth comparing if lot size matters to you. Oakbrook is known for mature surroundings and larger lots, while Sea Pines offers wider homesites in a gated setting near Crescent Beach.
Next steps
If you are comparing St. Augustine communities with HOA fees but no CDD fees, the best next move is to narrow your search based on how you want to live. Beach access, yard size, amenities, gated entry, and home age can all matter more than simply choosing the most familiar neighborhood name.
If you would like help sorting through which of these communities best fits your lifestyle, price range, and location preferences, contact the Kim Devlin Team. We can help you compare neighborhoods, verify current HOA and community details, and build a shortlist that makes sense for your move to St. Augustine or St. Johns County.
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