The established DR Horton master plan on the SR-13 corridor — amenity center, pool and trails, an approachable HOA + CDD structure, and full access to the Cunningham Creek → Fruit Cove Middle → Creekside High feeder pattern.
HOA amount, CDD annual assessment, and pricing shift by phase and by year. Confirm with the current MLS listing, closing statement, or Aberdeen CDD before relying on any specific figure.
Aberdeen is a DR Horton-built master-planned community in unincorporated St. Johns County, entered off Longleaf Pine Parkway on the SR-13 corridor near the St. Johns CDP. Sales launched in the mid-2000s and the community was built out through the 2010s with a mix of single-family product from DR Horton's classic and executive lineups. Today Aberdeen is largely resale, with the occasional builder close-out or newly-built spec home surfacing on the MLS.
The community's positioning is straightforward: it sits between Julington Creek Plantation to the north and RiverTown to the south, feeds the same coveted St. Johns County School District, and generally lists at a modest discount to both because the amenity center is smaller and the sub-neighborhoods are less varied. Buyers who want the school zoning and SR-13 lifestyle without paying Julington Creek or RiverTown premiums frequently land in Aberdeen.
Aberdeen sits inside the Aberdeen Community Development District, a special-purpose local government that issued infrastructure bonds during buildout and now levies an annual assessment on every home. The HOA is a separate layer that runs the amenity center. Both fees appear on the closing statement and both are recurring — a first-time-in-a-CDD buyer should ask us to walk through them before writing an offer.
The amenity footprint is right-sized to the community — enough to fill a weekend without the operating overhead of a larger master plan.
Aberdeen sits inside the Aberdeen Community Development District, an active Chapter 190 special district in St. Johns County. The CDD collects an annual assessment on the property tax bill that funds two separate line items: debt service on the original infrastructure bonds (which will retire on a defined schedule) and operations & maintenance of common infrastructure. The debt-service portion sunsets at bond maturity; the O&M portion continues indefinitely.
The exact annual CDD assessment varies phase by phase and year by year based on the outstanding bond balance and the O&M budget adopted by the CDD board. Confirm the current-year assessment with the current MLS listing, the seller's closing statement, or the Aberdeen CDD before writing an offer. The number will appear on your Trust Underwriting Fund statement and again on your Estimated Buyer's Closing Statement.
The HOA is a separate, private-community layer that pays for the amenity center staff, pool operations, landscape maintenance beyond the CDD scope, and community events. HOA billing is typically quarterly, though a small number of Aberdeen sub-associations have their own supplemental fee. Confirm both the master HOA and any applicable sub-HOA before you close.
Aberdeen was delivered in phases, each with its own naming and predominant product type. Names vary in how buyers use them — the MLS field is the authoritative source.
The original single-family DR Horton phases — mid-2000s and 2010s. Classic 3–5 bedroom floor plans, standard suburban lots, and the shortest walk to the amenity center.
Larger DR Horton floor plans on premium lots. Three-car garages and expanded owner's suites are more common in this segment.
Attached product built into Aberdeen at select phases. Lower-maintenance yardwork, entry-point pricing, and the same amenity access.
A handful of later phases delivered post-2015 with updated DR Horton floor plans. Fewer homes but newer construction and roofs.
Aberdeen is currently zoned to Cunningham Creek Elementary, Fruit Cove Middle School, and Creekside High School in the St. Johns County School District. All three schools have historically earned A-grades from the Florida Department of Education, and the Creekside High feeder is one of the most sought-after in the county.
School zoning is not static. SJCSD occasionally re-draws feeder patterns when new schools open (recent examples include Trout Creek Middle and Beachside High elsewhere in the county). Confirm exact attendance by street address using the SJCSD lookup tool before you write. Historical zoning is a strong signal but not a guarantee.
Times are off-peak estimates. Rush-hour on I-295 and SR-13 near Race Track Road adds 10–20 minutes.
For many buyers, yes. Aberdeen typically lists at a lower per-square-foot number, the school zoning is the same Creekside High feeder (currently), and the amenity center is right-sized to the community. The trade-off is the CDD assessment — JCP does not carry a modern CDD, so total annual cost at a similar price point runs higher in Aberdeen. We run the math side-by-side on request.
Aberdeen is not a gated community as a whole. Certain sub-neighborhoods may have restricted access or their own supplemental HOA arrangements — the MLS listing and title work are the authoritative source. Ask before you write.
Most Aberdeen homes were built between the mid-2000s and mid-2010s, with a handful of newer infill phases delivered later. Roofs on the oldest phases are approaching or beyond a typical 20-year shingle life, so a roof-condition inspection and a review of insurance quotes are essential before offer.
Aberdeen is largely resale at this point, but the occasional builder close-out or newer infill spec home surfaces on the MLS. If new-build is a hard requirement, look at RiverTown, Silverleaf, Beacon Lake, or Shearwater instead.
SR-13 north to I-295 for downtown Jacksonville, JTB commercial, and the airport. I-95 south (via CR-210) for St. Augustine and Ponte Vedra Beach. The San Jose Boulevard corridor at rush hour is the biggest tax on the day.
If the ocean, the Intracoastal, or Ponte Vedra school zoning is what you want, that is a different market and a different agent. Our referral for coastal Ponte Vedra is Tim Sherman at thesaltwaterrealtor.com. Aberdeen is decidedly inland — SR-13 and I-295 shape the daily life.
Because the CDD assessment, sub-HOA layers, roof age on the oldest phases, and current SJCSD zoning all move the price you should actually pay. We come from Putnam County next door and cover inland St. Johns full-time. Call (386) 916-8707.
Aberdeen sits in the mid-SR-13 corridor between the older established communities and the newer master plans. Compare it to Julington Creek Plantation next door, riverfront RiverTown to the south, Trailmark off SR-16, or the St. Johns County guide for the whole picture. Coastal Ponte Vedra Beach is a separate market — the referral we trust is Tim Sherman at thesaltwaterrealtor.com.
Read the full St. Johns County guide →Tell us the phase, the school zone, and the fee stack you can live with — and we'll send the right listings and the honest read.
Talk To The Parham Team