The 4,600-home flagship on SR-13 — the original large-scale master plan for inland St. Johns County, with a community golf course, multi-pool amenity center, walking trails, and the Creekside High feeder pattern. The deep subdivision guide.
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 the original large-scale master-planned community in inland 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 named sub-neighborhoods — some tucked-off enclaves, others full-scale subdivisions with their own character and pricing bands.
What defines JCP is amenity density. The community operates its own community golf course, a comprehensive amenity center with multiple pools (competition, family, 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. Read our original JCP overview for the community-level snapshot; this page goes deeper on sub-neighborhoods, phases, and pricing bands.
JCP 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. Total year-one carrying cost on a comparable JCP home runs meaningfully lower than a comparable home in the newer CDD-heavy master plans.
HOA membership funds a full-service amenity package that competes with the newer CDD-driven master plans while carrying only the HOA fee.
Julington Creek Plantation is primarily an HOA community. Unlike Nocatee, Silverleaf, RiverTown, or Beacon Lake, JCP does not carry a modern Chapter 190 Community Development District assessment. The HOA runs the amenity center, community golf, common-area landscaping, and community programming. HOA fees generally run ~$500–$1,200 per year depending on sub-neighborhood and whether the section has additional sub-HOA fees for gated or amenity-adjacent access.
Some sub-neighborhoods inside JCP have their own supplemental HOAs that fund gated entry, private neighborhood pools, or additional landscape services. Confirm both the master JCP HOA and any sub-HOA on any specific listing before writing.
St. Johns County millage runs approximately 8.5–9 mills. On a $650,000 JCP home with homestead, that's roughly $4,900–$5,300 in year-one ad valorem tax. Total annual carrying cost on a $650K JCP home lands roughly $5,500–$6,700 before insurance — typically $2,000+ lower per year than a comparable Nocatee, RiverTown, or Beacon Lake home once CDD is layered in.
JCP contains many named sub-neighborhoods. Buyer familiarity is inconsistent — the MLS field and the JCP HOA are the authoritative sources for section names and fee structures.
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.
Core JCP single-family sections. Established 1990s and early 2000s construction with typical SJCSD school zoning and full amenity access.
Additional core JCP single-family neighborhoods. Names vary by MLS listing agent — use the MLS subdivision field as authoritative.
Townhome and villa sections along the SR-13 side. Lowest entry into JCP with the same amenity center and school zoning.
Homes with direct frontage on Julington Creek. Boat access, dock potential (with permit), and premium pricing.
Sub-neighborhood boundaries and names inside JCP can vary between MLS listing agents. The JCP HOA and title work are the authoritative source. Ask us to pull the sub-HOA on any specific home before you write.
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. Confirm current assignment by address using the SJCSD lookup tool before writing.
SR-13 to Race Track Road to I-295 is the primary commuter route. Off-peak times shown; rush hour on I-295 adds 10–20 minutes.
The original JCP guide is a community-level overview. This page is the deep subdivision guide — more detail on the sub-neighborhoods (Legacy Trail, Palo Verde, Silvercreek, etc.), the HOA-only fee advantage, and the money math versus the newer CDD-driven master plans.
Primarily HOA. Unlike newer master-planned communities, JCP does not carry a large modern CDD assessment. HOA fees fund the amenity center and common areas.
The community golf course sits inside JCP and homes across Fairway Villages, Reflections, and select adjacent sections have the closest access. Every JCP resident has HOA-membership access; frontage or on-course lots carry a price premium.
Most JCP homes were built between the mid-1990s and mid-2000s. Roofs on the oldest phases are often at or beyond a typical 20-year shingle life. A roof-condition inspection and insurance-quote review are non-optional on any JCP purchase — ask us to walk through it.
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. 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, roof age varies dramatically by phase, the HOA/amenity math varies by sub-HOA, and Creekside zoning is worth verifying before every offer. Call (386) 916-8707.
JCP is the SR-13 flagship established community. Compare with Fruit Cove next door, Aberdeen south on SR-13, RiverTown on the river, or the newer Nocatee and Silverleaf master plans. Read the St. Johns County guide for the whole picture. Coastal Ponte Vedra Beach is a separate market — referral to Tim Sherman at thesaltwaterrealtor.com.
Read the full St. Johns County guide →Tell us the sub-neighborhood (Legacy Trail? Palo Verde? Silvercreek? Fairway Villages?), the school zone, and the HOA you can live with — we'll send the right listings and the honest read.
Talk To The Parham Team