More St Johns County questions..... (Jacksonville, St. Augustine: spring break, rent, house)

[cricketfan]

IMO all the criteria that you laid out in the OP and all the recommendations that you've gotten from the above threads should take a backseat to where your 3 daughters will have the better education opportunities in public schools. If you agree, then St. Johns County is your best bet. Private schools could be very expensive.

Ofcourse, being close to the St. Johns Town Center would be nice and convenient but whereas your kids will be heading off to school every day, I can't imagine you'll be hanging out at the mall everyday. What's a few miles occasionally to do some shopping?

I won't pretend to know alot about the various subs and lot sizes and all that in St. Johns County, I will leave that for others to suggest. But again, St. Johns County is where you want to be.

Coming from a metropolis like Boston, conveniences are not gonna be at your doorstep, but you know what, after a few months your mind recalibrates and places that seemed like forever to get to won't seem that distant anymore.

BTW, I also agree that Baptist South would be an exceptional hospital and a convenient commute for your husband.

[Timmy Mac]

Beware of Abderdeen, I biught into here only to find there is a terrible sewage odor problem several nights per week.

There is a sweage plant right by the baseball fields.

[tony120]

You can select a different cable provider, but you are paying for Litestream with your HOA dues. You will pay twice. I know some people that do that. It's a personal choice. St Johns Forest has a long term contract with Litestream, which homeowners are not happy about. It's great to have a good deal included with HOA dues, but homeowners want selection too. Most people want Direct TV or Comcast.

[totsuka]

We are looking to move to St. Johns County during the next year too. We currently live in Martin County in South FL but find the public schools a bit lacking. I would recommend you look very closely at the quality of construction on any home you buy. I think FL has some pretty poor building codes, builders etc...and surprised how they seem to get away with it. St. Johns county has only 1 hurricane, 44 years ago, but you never know. I would not buy a wood frame home, but only CBS. The roof is critical. Is it bolted to the truss?.is there the secondary water barrier installed under the shingles...metal roof i best...typical shingles will only last 15 years down here...what building standards? Dade County/Martin County are pretty tough, not sure about up Northern FL. Garage door? is it a hurricane braced door? if not, don't buy it. Impact windows? or at least shutters. A/C system? is it a builder's model? (Goodman not so good..Trane about the best...what seer?...if you don't have city water, get the well water tested...Lots of builders use illegals...they can hide alot of poor workmanship with a coat of paint..especially dry wall...stand next to the walls...look and see if they are "bowing"...all tile floors are popular now..cheap to install, but hard on your knees...wood floors are much better...appliances...if u are paying 700k and they put in Fridadare...I would ask some questions...Whirlpool Gold is very good...Bosh is good but German and that means high priced parts...Samsung is very good..nice design...are you going to get an emergency generator?...I hear it's not popular up there...but it's your call..Honda makes a great model for 1,000 dollars...easy start...home insurance...ask before you buy...property taxes...you can't get the homestead for 1 year...then it kicks in...taxes vary greatly by area code...check before you buy...I love living in FL,,...think up North florida will be a bit better than down here..but you have to ask alot of questions....

[5FLgirls]

Originally Posted by totsuka

We are looking to move to St. Johns County during the next year too. We currently live in Martin County in South FL but find the public schools a bit lacking. I would recommend you look very closely at the quality of construction on any home you buy. I think FL has some pretty poor building codes, builders etc...and surprised how they seem to get away with it. St. Johns county has only 1 hurricane, 44 years ago, but you never know. I would not buy a wood frame home, but only CBS. The roof is critical. Is it bolted to the truss?.is there the secondary water barrier installed under the shingles...metal roof i best...typical shingles will only last 15 years down here...what building standards? Dade County/Martin County are pretty tough, not sure about up Northern FL. Garage door? is it a hurricane braced door? if not, don't buy it. Impact windows? or at least shutters. A/C system? is it a builder's model? (Goodman not so good..Trane about the best...what seer?...if you don't have city water, get the well water tested...Lots of builders use illegals...they can hide alot of poor workmanship with a coat of paint..especially dry wall...stand next to the walls...look and see if they are "bowing"...all tile floors are popular now..cheap to install, but hard on your knees...wood floors are much better...appliances...if u are paying 700k and they put in Fridadare...I would ask some questions...Whirlpool Gold is very good...Bosh is good but German and that means high priced parts...Samsung is very good..nice design...are you going to get an emergency generator?...I hear it's not popular up there...but it's your call..Honda makes a great model for 1,000 dollars...easy start...home insurance...ask before you buy...property taxes...you can't get the homestead for 1 year...then it kicks in...taxes vary greatly by area code...check before you buy...I love living in FL,,...think up North florida will be a bit better than down here..but you have to ask alot of questions....

You pose some great questions but you have to also take into account how builders/contractors in Duval and St. Johns county think too. We moved from Palm Beach County to St. Johns County and had all the same questions. St. Johns/Duval does not have anywhere near the same amount of strict building codes that SFL has. And they will throw their hurricane record in your face, over and over again! You will have to pay extra for almost everything you mentioned or build a custom home. Builders don't want to follow another county's building codes. We were very very happy with our wood frame home in St. Johns County. By the way, we lived in a wood frame in north PBC and went through six hurricanes in that house. We always had less damage than our next door neighbor's CBS home.

[riveree]

Originally Posted by 5FLgirls

You will have to pay extra for almost everything you mentioned or build a custom home. Builders don't want to follow another county's building codes.

I think it makes sense that code is specific to each area, this is a big state, we even have 3 climate zones .

You don't have to build a custom home or pay extra for all the items mentioned in totsuka's post. At least in Duval, the roof is tied down to the foundation on all new construction, all garage doors are hurricane braced, etc. - these are code requirements. The standard shingles are usually at least 30 year shingles, but insurance companies don't want you keeping shingles past 20 years anyway, regardless of whether they are "30 year", "50 year", etc.

Woodframe does fine here. We have woodframe houses in Jacksonville dating back to the turn of the century. They've fared plenty of hurricanes and they are still standing...must be because they know how to flex !

[lvmy3grls]

We also relocated from South Florida, also had a wood frame house, and our new home is wood frame as well. Many of the things you listed will not be necessary here, and finding them will be very costly. As far as homeowners insurance, ours is 1/10 of what we were paying in South Florida, electric about 1/3 cheaper during the last four months, and taxes are much lower. The area is growing so things may not be as convenient depending on where you live, but the trade off is nicer people, cheaper taxes, schools just as good, better weather, and an overall nicer way of living. That has been our experience, we love it here!!!

[SlickP]

Originally Posted by totsuka

. I think FL has some pretty poor building codes, builders etc...and surprised how they seem to get away with it. St. Johns county has only 1 hurricane, 44 years ago, but you never know. I would not buy a wood frame home, but only CBS. The roof is critical. Is it bolted to the truss?.is there the secondary water barrier installed under the shingles...metal roof i best...typical shingles will only last 15 years down here...what building standards?

I believe after 2004, many of the building codes were updated. Most of the new construction homes here in NE Florida are wood framed. I don't know the specific code changes, but they have added a ton of Allthread Rod in the walls that bolt to the concrete and tie down the roof trusses. There are also additional bracing on the roof trusses, new codes for the windows (140mph I believe) and many other changes. If you want to build a fortress, you will have to go custom....

[HParr]

I've been reading the responses to your thread, and they are helping me too. Thank you! We too will be moving here this Summer and have been looking at the exact same things as you. The schools are majorly important to us. Bartram Trail High School looks like it could come close to the type of atmosphere that my daughter is used to, she is in the 10th grade this year and is doing awesome academically and socially, and is active in our community and with our church. Our Church has a great youth program, and it's not too big nor is it too small. At home we attend a United Methodist CHurch that has a contemporary feel to it, along with wonderful members, the age group for the adults is primarily in the 35-50 age group. I pray that we find a church like ours here. We also have a 4th grader that plays on a great Baseball and a great Academy Soccer Team back home. We are trying to find something as close to what it is like where we currently live. We live in a great swim tennis community north of Atlanta in one of the suburbs, and we love it there. We are relocating here due to my husbands work. We have looked at Palencia, Nocatee, St. Johns Golf and Country Club (I like the general feel of this neighborhood myself). We haven't checked out Julington Creek Plantation yet, but I here that it's a great place to live as well. We looked in Murabella, and part of the World Golf Village neighborhoods, we also looked in St. Johns Forest, Cimeronne, South Hampton (this one seemed nice too). My husband is working in the Arlington area of Jacksonville, I hate that he will have to drive so far, but I don't know what is north of Jacksonville. I've heard that we should stay on the west side of the St. John's River. Anyway, thanks again for your help with our search too!

[SlickP]

Originally Posted by HParr

We are trying to find something as close to what it is like where we currently live. We live in a great swim tennis community north of Atlanta in one of the suburbs, and we love it there.

I moved here from Alpharetta about 3 years ago. IMO, Northern St. Johns county is like Alpharetta was 20 yrs ago. Bartram Trail and Nease are excellent High Schools. They are also opening (2) new High Schools in the county next year. One will serve Ponte Vedra and relieve Nease and the other will serve Julington Creek/Durbin Creek and relieve Bartram Trail. Good Luck!