The original large-scale master plan on SR-13 — roughly 4,600 homes, a community golf course, a full amenity center, mature landscaping, and the Creekside High feeder pattern.
Price and demographic figures are 2026 estimates and shift month to month. Ask us for today's exact numbers on the sub-neighborhood you want.
Julington Creek Plantation ("JCP") is one of the older large-scale master-planned communities in Northeast Florida. Developed primarily through the 1990s and 2000s, it occupies roughly 4,000 acres along SR-13 (San Jose Boulevard) north of Race Track Road in what is now the Fruit Cove CDP. Approximately 4,600 homes spread across a network of sub-neighborhoods — some of them small, tucked-off enclaves and others full-scale subdivisions with their own gates and character.
What defines JCP is amenity density. The community operates its own community golf course, a comprehensive amenity center with multiple pools (competition, family, and slide), a fitness center, tennis and pickleball courts, a splash park, athletic fields, and a network of walking trails. HOA membership funds the whole thing, so residents get the same access whether they live in a $450,000 townhome or a $900,000 estate home.
Julington Creek Plantation is primarily an HOA community without a modern CDD assessment — a real cost advantage over Nocatee, Silverleaf, RiverTown, or Beacon Lake, all of which layer $2,000–$4,000+ per year of CDD on top of property tax. The HOA carries the amenity budget and mature-landscape maintenance load.
Julington Creek Plantation contains many named sub-neighborhoods. Here are the ones a buyer will hear about most often.
Homes on or near the community golf course. Larger lots, mature landscaping, and the strongest sense of "Plantation" identity within JCP.
The higher-end enclaves within JCP. Larger lots, custom-adjacent product, and mature street trees.
The heart of JCP — established 1990s and early 2000s single-family neighborhoods with typical SJCSD school zoning and full amenity access.
Townhome and villa sections along the SR-13 side. Lowest entry into JCP with the same amenity center and school zoning.
A handful of newer infill sections built in the late 2000s and 2010s where original acreage was subdivided. Newer construction inside the older Plantation.
Homes with direct frontage on Julington Creek. Boat access, dock potential (with permit), and premium pricing.
Julington Creek Plantation is served by Julington Creek Elementary, Fruit Cove Middle School, and Creekside High School — all A-graded schools in Florida's #1-ranked St. Johns County School District. The Creekside High feeder is one of the most sought-after in the county and a major reason buyers pay JCP pricing for this SR-13 zip code.
Zoning inside the Plantation is generally consistent, but SJCSD does re-draw feeder patterns when new schools open. We always confirm current assignment by address before writing.
St. Johns County millage runs roughly 8.5–9 mills. On a $650,000 JCP home with homestead, that's around $4,900–$5,300 in year-1 ad valorem tax. The HOA is separate and generally runs approximately $500–$1,200 per year depending on sub-neighborhood and whether the section has additional sub-HOA fees for gated or amenity-adjacent access. Total annual carrying cost on a $650K JCP home lands roughly $5,500–$6,700 before insurance — typically lower than a comparable Nocatee, Silverleaf, or RiverTown home once CDD is factored in.
Save Our Homes 3%-cap begins in year two of homestead, so the year-one number is generally the highest bill you'll see for a while.
SR-13 to Race Track Rd to I-295 is the primary commuter route. Off-peak times shown; rush hour on I-295 can add 10–20 minutes.
An established master-planned community along SR-13 (San Jose Boulevard) in northern St. Johns County, developed primarily in the 1990s and 2000s. Approximately 4,600 homes across sub-neighborhoods, a community golf course, a full amenity center, and mature landscaping. HOA-governed without a modern CDD.
Prices generally run $450,000 to $900,000 for single-family homes; townhomes and villas start around $350,000; larger estate homes and premium lots (golf, waterfront) can exceed $1,000,000. Compare comps carefully — the price band inside the Plantation is wide because product varies from villa to executive.
Primarily HOA. Unlike newer master-planned communities (Nocatee, Silverleaf, RiverTown, Beacon Lake), JCP does not carry a large modern CDD assessment. HOA fees generally run $500–$1,200/year and fund the amenity center and common areas. That is a real cost advantage over newer master plans.
Julington Creek Elementary, Fruit Cove Middle School, and Creekside High School — all A-graded schools in Florida's #1-ranked St. Johns County School District. The Creekside High feeder pattern is one of the most sought-after in the county.
JCP is a specific 4,600-home HOA community with its own amenity center; Fruit Cove is the broader CDP that surrounds it. Homes in Fruit Cove proper share the school zoning but do not include JCP amenity access. Read our Fruit Cove guide for the head-to-head.
Different market. Coastal Ponte Vedra Beach is anchored by the ocean and Intracoastal and priced accordingly. The referral we work with for the coast is Tim Sherman at thesaltwaterrealtor.com.
Because the sub-neighborhoods have real character differences and pricing gaps, because the HOA/amenity math varies, and because Creekside zoning is worth verifying before every offer. We come from Putnam County next door and cover inland St. Johns full-time. Call (386) 916-8707.
Julington Creek Plantation anchors the SR-13 corridor of northern St. Johns County. Compare it to established Fruit Cove next door, newer Silverleaf or Nocatee further south, or the St. Johns County guide for the whole picture. For coastal Ponte Vedra Beach or Intracoastal Palm Valley, the referral we trust is Tim Sherman at thesaltwaterrealtor.com.
Read the full St. Johns County guide →Tell us the sub-neighborhood, the school zone, and the HOA you can live with — and we'll send the right listings and the honest local read.
Talk To The Parham Team