St Johns Preserve, the honest version.
Six hundred sixteen homes going up on St. Johns Heritage Parkway in northwest Palm Bay, three builders working the same footprint, and a homeowners association that lapsed and was only reinstated in October 2025.
Three builders, one footprint.
St Johns Preserve sits on the St. Johns Heritage Parkway corridor in northwest Palm Bay, a new arterial that has opened up a wave of building in this part of the county. The county roll shows four recorded plats, and that matches what is actually happening on the ground: Maronda Homes, Adams Homes and Risewell Homes, formerly branded Landsea Homes, are all currently building and selling inside this single community rather than three separate developments that happen to share a name. That is a genuinely unusual setup for Palm Bay, and it means the floor plan and the price you get depend heavily on which builder's section, and which incentive package, you are shopping.
What 616 homes look like on paper.
I keep the full Brevard property roll on hand, every parcel, not a listing-site sample. This is all of St Johns Preserve as the county appraiser sees it, across 4 recorded plats and every builder's section.
Source: Brevard County Property Appraiser public roll, mid-2026. Sale medians are recorded sale prices, not appraiser market value; assessed value on brand-new construction often lags the finished home, so it is left off this page on purpose.
Three St Johns Preserve realities to price in.
The builder's on-site agent works for the builder, not for you
With three builders active on the same footprint, it is tempting to walk between model homes and negotiate directly. Every one of those on-site agents represents the seller. Bringing your own buyer's agent from your first visit costs you nothing extra, since the builder already bakes that commission into the price, and it means someone is reviewing the purchase agreement, the HOA disclosure and the incentive package with only your interest in mind.
The HOA lapsed once and is still developer-run
St. Johns Preserve Homeowners Association, Inc. shows a reinstatement on its state filing dated October 2025, meaning it had lapsed before that. Its officers are listed at a management company address rather than a resident's, consistent with a board that has not yet turned over to homeowners. Published dues figures online range from roughly fifty dollars a month to over six hundred dollars a year and do not agree with each other, which is the classic pattern for an early, developer-set fee that has not yet been tested against a resident-run budget. Do not anchor on any number you find online. Get the current fee in writing from the builder's own HOA disclosure.
Fifteen percent turnover means you are shopping an active, still-absorbing market
232 sales in 2024 and a turnover rate well above most established Brevard communities means this is still a filling-in market, not a settled resale neighborhood. That cuts both ways: more inventory and more price data to work from at any given time, but also more direct competition from the builders' own sales offices selling the lot next door to whatever resale you are considering. Compare a resale price against current builder pricing and incentives before you assume either one is the better deal.
Three things I could not source.
Three things I would rather show you the gap on than fill with a number pulled from a builder's brochure.
The current HOA dues
As above, published figures conflict badly enough that I am not going to repeat any of them as fact. Confirm the current fee directly from the builder's HOA disclosure or your closing documents, and ask specifically whether it is expected to change at turnover.
Your school zoning
Assigned by address, not by subdivision, and it gets redrawn, which matters more than usual in a community still filling in across four plats and three builders. Verify the exact address with Brevard Public Schools rather than trusting a listing site's field.
The exact flood zone for a given lot
Newly platted land along the St. Johns Heritage Parkway corridor can carry a range of designations lot to lot depending on drainage and elevation work done during development. Pull the parcel-specific flood zone from FEMA's Map Service Center before you sign a builder contract. My flood zone guide walks through what it means for your insurance bill.
If you have seen this pattern before.
Waterstone, also in Palm Bay, ran the same multi-builder, still-absorbing pattern a few years earlier and is worth comparing for how a young HOA and a fast-turnover market tend to settle down over time. The Palm Bay guide covers the wider market.
Questions people actually ask.
Who is building in St Johns Preserve?
Three builders, as far as I can confirm: Maronda Homes, Adams Homes, and Risewell Homes, which was formerly branded Landsea Homes. All three currently list active inventory inside the same community on the St. Johns Heritage Parkway corridor in northwest Palm Bay. That is a genuine multi-builder master-planned buildout, matching the four separate plats on the county roll, not three unrelated developments that happen to share a name.
Does St Johns Preserve have an HOA, and is it active?
Yes. St. Johns Preserve Homeowners Association, Inc. is on record with the State of Florida, filed May 24, 2018, and its status shows active. Its most recent filing event is a reinstatement dated October 10, 2025, meaning the association had lapsed at some point and was brought back into active status. Its registered officers are listed at a Kissimmee address that matches a third-party community-association-management company, which is consistent with a still developer-controlled board that has not yet turned over to homeowners. Ask directly when turnover is scheduled.
What are the HOA dues in St Johns Preserve?
I could not find a figure I trust. Aggregator sites quote numbers that range from roughly fifty dollars a month to over six hundred dollars a year and do not agree with each other, which is exactly the pattern to watch for on a brand-new, still developer-controlled association: an early fee can be set artificially low before turnover and then rise once residents take over the budget. Get the current fee in writing from the builder's HOA disclosure or the closing documents, not from an aggregator.
Is St Johns Preserve in a CDD?
I found no community development district listed for this specific Palm Bay community in the state's own special district registry, which is consistent with what a couple of listing sites also say. I want to be direct that this is an absence of a hit, not a confirmed negative I independently verified line by line against the full state list, so double-check your closing disclosure rather than taking my word for it.
Looking at a St Johns Preserve lot? No pressure.
Tell me which builder's section you're looking at and I will help you compare it against the resale market next door before you sign a builder contract. No drip campaign, no calls.