Shearwater HOA Guide

St. Augustine, St. Johns County · HOA, CDD, rules, builders and amenities in plain English

At a glance

Location	Shearwater, St. Augustine (32092), St. Johns County
Builders	Meritage Homes, Dream Finders Homes, Lennar
Home types	Townhomes and single-family
HOA	Not published — ask us
CDD	Likely, but not confirmed — we're checking
Status	Selling

Builders and starting prices

Starting prices as advertised in October 2026. Prices change often, and builders run incentives that come and go. Ask us for the current numbers before you visit.

Builder	Homes	From	Floor plans
Meritage Homes	Townhomes (Parkside at Shearwater)	$334,990	Plans include about 1,603–1,813 sq ft
Dream Finders Homes	Single-family (Designer Series)	$421,990	4 plans
Lennar	Townhomes and single-family (including a 24-foot collection)	$338,500 (townhomes); $477,990 (single-family)	3 townhome plans plus single-family plans

Visiting the model homes? Bring your agent, or call us first, so you’re registered with the builder on your first visit.

HOA and CDD at Shearwater

HOA

With this many shared amenities, expect an HOA. Dues are not published.
Not confirmed yet — ask us for the current figure.
Townhome buyers: ask what the HOA covers (roofs, exterior paint, lawn care, insurance).
HOA dues, 2021 estimates from the developer's realtor fact sheet: $225 per year for every home in Shearwater. Add $575 per year for homes in The Woodlands, $2,220 per year for Phase 1 townhomes, and $1,920 per year for Phase 2 townhomes.
The fact sheet says 'Billed with annual property tax assessment. All fees are estimates and are subject to change.' It is not clear whether that line refers only to the O&M and debt assessment or to the HOA dues as well. Confirm with the HOA and the St. Johns County Tax Collector.
No HOA declaration, rules, association name or management contact is on file. Get the recorded declaration and current budget before advising on rules or fees.

CDD

Our research points to a Community Development District here, but we have not confirmed which district covers each section. Ask us before you write a contract.
If a CDD applies, its assessments are billed on the St. Johns County property tax bill and vary by lot.
The fact sheet lists a separate 'O&M and Debt Service Assessment' (2021, annual per lot). This is the kind of special-district assessment that appears on the property tax bill, but the sheet does not name the district. Townhomes $1,941.41; 40-foot lots $2,067.36; 50-foot $2,184.66; 60-foot $2,301.97; 70-foot $2,419.27; 80-foot $2,536.57.
These are 2021 estimates. Verify the current lot-specific amount on the St. Johns County tax bill or with the district manager.

Rules that affect daily life

We’re still collecting the recorded HOA documents for Shearwater. Before you write a contract, ask us for the rules on renting, pets, vehicles and boats, fences, pools and exterior changes. These rules vary a lot from one community to the next.

Amenities

Fitness Lodge, Kayak Club, the Lazy Bird River, lagoon and lap pools, a pavilion, tennis, a dog park, and schools on site.

Before you buy here

Bring your agent (or call us) before your first visit so you're registered with the builder.
Get the CDD figure for your specific lot, if one applies, and the HOA dues in writing.
Townhome buyers: ask what the HOA covers and what you insure yourself.
Compare the three builders side by side; ask us for a plan comparison.
Ask each builder for its warranty booklet.

Get the Shearwater HOA packet

We’ll send you the HOA and CDD information we have on file and run the true monthly cost on any home you like, including HOA, CDD, taxes and insurance.

Request the HOA packet Call 386.449.9248 All communities

Sources: Builder websites and community directory (October 2026); Florida Auditor General special district filings; SHW Realtor Fact Sheet (Freehold Communities developer marketing piece showing '2021 Fees & Assessments'). It is a marketing sheet, not a recorded HOA or CDD document, and it is about 5 years old, so all figures are out of date. No declaration, CDD budget or rules are on file for Shearwater.

The Decker Group Brokered by Navy To Navy Homes
Garrett Decker, Broker Associate BK 3466920 · Mortgage Loan Originator NMLS 2567934, FLO Mortgage (Company NMLS 1835856) · Angel Decker, Sales Associate SL 3530137 · Brokerage CQ1038170
386.449.9248 · buyahomeatthebeach.com · BUILT ON TRUST. DRIVEN BY RESULTS.

Information provided by the builder/HOA and subject to change. Verify all fees, terms, and figures directly before relying on them. This page summarizes community documents in plain English and is not legal advice. Have a real estate attorney review contract and HOA questions.