Tidal 210

Buried in the approval is a road impact fee prepayment of roughly $2.7 million, directed toward adding a fifth lane to County Road 210. That is an unusually large commitment for 297 townhomes, and it is the clearest signal in the whole file of what the county actually thinks about this corridor.

It also explains the votes. The planning and zoning agency deadlocked 3-3, which under its own rules is a failure to recommend approval. The commission then adopted the rezoning 3-2. Two split votes in a row on a 65-acre townhome project is not normal, and the thing being argued about was the road.

For a buyer, that cuts both ways and you should hear both halves. The pessimistic reading is that CR 210 is already strained enough that a project this size was asked to write a seven-figure check before a single unit was approved. The optimistic reading is that the money is committed, the widening is funded in part by this project, and an early buyer here gets the road improvement without having paid for it in the price of an older home nearby.

What we are not telling you: when the fifth lane gets built. A prepaid impact fee is a contribution toward a project on the county's schedule, not a construction start date. Anyone who tells you the road will be widened by the time you move in is guessing.

Whoever ends up building the homes at Tidal 210, the same rule applies: the person at the model's sales desk works for the builder, not for you. They are usually helpful and usually honest, and they still represent the seller's side of the transaction. You are allowed, and smart, to have your own representation, and in almost every case it costs you nothing, because the builder budgets a cooperating commission into the deal whether you bring an agent or not.

The catch is timing. Most builders require your agent to register you on your first visit. Tour or sign in alone and bring an agent later, and the builder can refuse to recognize them, and you lose your representation for that community. Get connected before you tour, have your agent register you, and let them read the contract and the addenda.

On an attached townhome community, the questions that matter most are the ones about what the association owns and what you own. Who maintains the roof. Who maintains the exterior walls and the fence. What the reserve study says. Whether there is a rental cap, and what it is. Ask those before you ask about upgrades.

Subdiview is not affiliated with, endorsed by, or sponsored by any homebuilder, the developer, or St. Johns County. No homebuilder has been announced for this community; the applicant is identified here because it is the party of record in the county's published entitlement documents, which is a statement of fact about the public record and not a representation of any relationship. Community names and marks are the property of their respective owners and are used for identification only. Subdiview is operated by a real estate broker licensed in Illinois. We are not your agent, we do not represent you, and we perform no real estate brokerage services in this state. No one at Subdiview is licensed in this state. If you join an interest list, your information is referred to a real estate professional licensed in the state where the property is located, who will contact you directly. We are compensated by that professional's brokerage, not by you. All community details on this page are compiled from public records, are targets rather than commitments, and are subject to change without notice.