Every Address Qualifies
FHA Construction Loans in St. Johns County — Build Anywhere with 3.5% Down
No eligibility map. No income cap. No military service required. The FHA One-Time Close builds a brand-new home at any address in St. Johns County — inside St. Augustine, where USDA can't reach, or out in the county's acreage country — with land, construction, and your permanent mortgage in one closing.
Jim Blackburn · NMLS #1072866 · 7× Scotsman Guide Top Producer · $500M+ closed · (954) 993-1625
3.5%
Minimum Down
On the total acquisition cost — and gift funds from family can cover all of it.
$604,900
2026 St. Johns County FHA Limit
The maximum one-unit FHA loan amount here — set by HUD, county by county.
Anywhere
In the County
St. Augustine and every town around it — FHA has no geographic restriction.
1
Closing · Start to Finish
One-Time Close: no payments during construction, automatic conversion at completion.
Key Facts & Highlights
Key facts about the FHA construction loan in St. Johns County
- FHA financing works at every address in St. Johns County — there is no eligibility map, no income limit, and no first-time buyer requirement. (HUD's 203(b) program)
- The 2026 FHA loan limit for a one-unit home in St. Johns County is $604,900 — HUD sets limits county by county, and this figure is St. Johns's. (HUD county loan limit lookup)
- Minimum down payment is 3.5% with qualifying credit — and 100% of it can be gift funds from family. (HUD Handbook 4000.1, down payment & gift rules)
- New construction is fully eligible through the FHA One-Time Close: land, site work, and construction in a single closing that converts to the permanent mortgage. (FDIC Affordable Mortgage Lending Guide)
- FHA's credit flexibility is the widest of the three government programs — qualifying is possible at scores conventional lending turns away. (HUD 4000.1 credit analysis guidelines)
- St. Johns County permits, inspections, and septic approvals run through the county offices linked below — the same offices your builder will work with. (St. Johns County permitting)
Every City. Every Address.
FHA builds in all of St. Johns County — no map to check
This is FHA's superpower here: USDA's eligibility lines exclude the urban core, and VA requires service history. FHA asks neither. Every community below — urban, suburban, or rural — qualifies at the same 3.5% down.
ElktonHastingsPonte VedraPonte Vedra BeachSaint AugustineSaint Johns
Building outside St. Augustine with a household income under the county limit? Compare the $0-down USDA construction loan in St. Johns County before you commit — dual-qualified buyers should price both.
The Money Math
What 3.5% down looks like on a St. Johns County build
Hypothetical acquisition costs (land + construction), the minimum investment beside each — all inside St. Johns's $604,900 limit. Every scenario reviewed personally by Jim Blackburn, NMLS #1072866:
| Total project cost | 3.5% minimum down |
|---|---|
| $300,000 — starter build near Elkton | $10,500 |
| $400,000 — family home outside Hastings | $14,000 |
| $500,000 — custom build, Ponte Vedra area | $17,500 |
Every dollar can be gift funds. Seller/builder credits up to 6% can cover closing costs on top. Hypothetical figures — your Loan Estimate is the real document. Full worksheet on the FHA Closing Cost Calculator.
Three Programs, One County
Is FHA the right door for your St. Johns build?
St. Johns County builders have up to three government-backed paths. The honest comparison:
| Factor | FHA | USDA | VA |
|---|---|---|---|
| Down payment | 3.5% | $0 | $0 |
| Where in St. Johns County | Anywhere — St. Augustine included | Eligible areas only (address check) | Anywhere |
| Income cap | None | Yes — county household limit | None |
| Who can use it | Anyone who qualifies | Anyone within the income limit | Eligible service members, veterans & surviving spouses |
| 2026 loan ceiling | $604,900 (county limit) | No set maximum (income-driven) | No limit with full entitlement |
| Credit flexibility | Widest of the three | GUS ~640 marker, manual possible | No official minimum |
$0 Down · Rural & Suburban
USDA in St. Johns County
Under the income limit and outside the urban core? USDA builds with nothing down.
USDA construction loans →$0 Down · Veterans
VA construction loans
Service-connected? Your benefit builds anywhere in the county with no down payment and no loan limit.
VA construction loans →The Junction
USDA · FHA · VA compared
The full three-way comparison — fees, ratios, geography, and construction paths side by side.
Compare all three programs → Build Resources
St. Johns County offices you'll actually use during a build
Permits & Inspections
Building Department
Permits, inspections, and fees for a new-construction home in St. Johns County.
sjcfl.us Parcels & Values
Property Appraiser
Parcel search and property records for every lot in the county.
sjcpa.gov Septic Permits
Health Department
OSTDS (septic) permitting for lots outside sewer service.
stjohns.floridahealth.gov Utilities
Utilities Authority
Power and water service areas — or where well & septic take over.
sjcfl.us County Directory
Settling into St. Johns County — every office in one place
Beyond the build: the civic links every new St. Johns County homeowner ends up needing.
Government
County Government
The county's official site — commissioners, departments, services.
sjcfl.us Business
Chamber of Commerce
The local business network — including builders and trades.
sjcchamber.com Common Questions
St. Johns County FHA construction loan FAQ — 61 answers from the guidelines
Sourced from HUD Handbook 4000.1 and the One-Time Close program guides, localized to St. Johns County. Reviewed by Jim Blackburn, NMLS #1072866. Click any question.
Program Basics7 Q
Can I have two FHA loans at the same time in St. Johns County?
Only in specific situations — like a job relocation more than 100 miles away, or a family that's outgrown the current home with substantial equity in it. Outside those exceptions, one FHA loan at a time is the rule. In St. Johns County — including around Elkton and Hastings — the same guideline applies.
What property types can FHA finance in St. Johns County?
Single-family homes, FHA-approved condos, PUDs, 2-4 unit properties, multi-wide manufactured homes, and new construction through One-Time Close. If it's a home you'll live in, there's usually an FHA path. In St. Johns County — including around Ponte Vedra Beach and Saint Augustine — the same guideline applies.
Who actually insures an FHA loan in St. Johns County?
The Federal Housing Administration, an agency within HUD, insures the lender against loss. That federal backing has made FHA the workhorse of accessible homeownership since 1934. In St. Johns County — including around Elkton and Hastings — the same guideline applies.
What are the FHA loan limits in St. Johns County?
FHA sets a limit for every county each year, and your total loan — including a construction budget — must fit under it. We confirm the current St. Johns County limit against your project on day one.
Does FHA mortgage insurance ever go away in St. Johns County?
If you put at least 10% down (loan at or under 90% of value), MIP drops off after 11 years; above that, it runs for the life of the loan. Most borrowers who want it gone sooner simply refinance once they've built equity. In St. Johns County — including around Elkton and Hastings — the same guideline applies.
What is FHA mortgage insurance (MIP) in St. Johns County?
Two pieces: an upfront premium of 1.75% of the loan (usually financed in) and an annual premium paid monthly. It's the cost of the insurance that makes 3.5% down possible. In St. Johns County — including around Ponte Vedra Beach and Saint Augustine — the same guideline applies.
Who is the FHA construction loan designed for in St. Johns County?
Buyers who want a brand-new home without a big down payment — first-time builders, growing families, and anyone tired of bidding wars on used inventory around Elkton and Hastings. If you can qualify for an FHA purchase, construction may be within reach.
Eligibility & Credit8 Q
What if I have a gap in my work history on a FHA construction loan in St. Johns County?
FHA can work with gaps of six months or more once you're back on the job at least six months with a documented two-year history before the gap. Job changes within the same field are generally a non-issue. In St. Johns County — including around Ponte Vedra Beach and Saint Augustine — the same guideline applies.
Does my spouse have to be on the FHA loan in St. Johns County?
No — you can apply solo. In community property states, a non-borrowing spouse's debts are counted in your ratios even though they're not on the loan, so we account for that up front. In St. Johns County — including around Elkton and Hastings — the same guideline applies.
I just started a new job — can I still qualify on a FHA construction loan in St. Johns County?
Often yes. A new job or an employment gap simply needs a letter of explanation, and a verbal verification of employment happens before closing. Career moves don't have to derail a construction timeline. In St. Johns County — including around Ponte Vedra Beach and Saint Augustine — the same guideline applies.
How does FHA count my student loans in St. Johns County?
Your actual documented payment, or 0.5% of the balance if the report shows zero — a far gentler formula than programs that use 1%. For buyers carrying student debt, this rule alone can be the difference in qualifying. In St. Johns County — including around Elkton and Hastings — the same guideline applies.
How long after a foreclosure can I qualify for FHA in St. Johns County?
Generally three years from the date the foreclosure completed, with documented extenuating circumstances sometimes shortening that. The clock has usually run down further than people think — it's worth checking your actual dates. In St. Johns County — including around Ponte Vedra Beach and Saint Augustine — the same guideline applies.
Can I get an FHA loan with no credit score in St. Johns County?
Potentially yes — FHA allows non-traditional credit like rent, utilities, and insurance payment history in place of a score. It's a manual process, but it's a real path many programs simply don't offer. In St. Johns County — including around Elkton and Hastings — the same guideline applies.
I'm paid hourly with variable income — what extra documentation is needed on a FHA construction loan in St. Johns County?
A written verification of employment is required on hourly income, and variable pay may need extra documentation — a letter explaining raises, bonuses, or job gaps. Nothing exotic; just a clear paper trail. In St. Johns County — including around Ponte Vedra Beach and Saint Augustine — the same guideline applies.
Do collections or charge-offs disqualify me from FHA in St. Johns County?
Not automatically — many loans are approved with old collections still on the report. Larger collection balances may need a payment plan or a small monthly amount counted in your ratios, but they're rarely a dead end. In St. Johns County — including around Elkton and Hastings — the same guideline applies.
Property, Land & Site7 Q
What are FHA minimum property standards in St. Johns County?
Safety, soundness, and security — no structural defects, working systems, safe water, and no health hazards. New construction clears these by default; they matter most when comparing a new build against an aging resale. In St. Johns County — including around Ponte Vedra Beach and Saint Augustine — the same guideline applies.
Can I build on land my family owns on a FHA construction loan in St. Johns County?
Yes — family land can be gifted or sold to you, and gift-of-equity rules often let that land value serve as your down payment. It's one of the most powerful paths to a St. Johns County build with minimal cash.
Is there a maximum acreage for FHA in St. Johns County?
No hard acreage cap — the real test is whether the appraiser can find comparable sales supporting a residential (not agricultural) property. Large St. Johns County parcels routinely work when nearby comps exist.
Can I buy land now and build later with FHA in St. Johns County?
FHA's construction financing is built to do both at once — land and build in one closing. If you buy land separately first, that's fine too; your equity in it counts when you're ready to build. In St. Johns County — including around Elkton and Hastings — the same guideline applies.
What utilities does my site need for FHA in St. Johns County?
Safe water, sanitary waste disposal, and electricity — public hookups where practical, or private well and septic where they're not. Utility connection costs belong in the construction budget. In St. Johns County — including around Ponte Vedra Beach and Saint Augustine — the same guideline applies.
Can I build in a flood zone with FHA in St. Johns County?
Site-built homes can be financed in flood zones with proper flood insurance and elevation compliance. Manufactured homes are the exception — the dwelling itself can't sit in Flood Zone A or V, though the land can include those areas. In St. Johns County — including around Elkton and Hastings — the same guideline applies.
Can I buy the land from a third party at closing on a FHA construction loan in St. Johns County?
Yes — the lot can be owned by you, the builder, or a bona fide third party, with a land contract separate from the builder's construction contract. Both close together in the single closing. In St. Johns County — including around Ponte Vedra Beach and Saint Augustine — the same guideline applies.
Construction & Builders18 Q
Do I have to requalify after the home is built on a FHA construction loan in St. Johns County?
No. Once your FHA construction loan closes, there's no requalification when construction is complete. Job change worries, credit fluctuations during the build in St. Johns County — none of it reopens your approval.
When does my first mortgage payment start on a FHA construction loan in St. Johns County?
After construction is complete and the loan converts to its permanent phase. You'll know the payment structure before you close — no surprises at move-in. In St. Johns County — including around Ponte Vedra Beach and Saint Augustine — the same guideline applies.
Who pays for cost overruns during construction on a FHA construction loan in St. Johns County?
First the contingency reserve, then the borrower if overruns exceed it — the loan amount is fixed at closing. A detailed, realistic builder budget up front is your best protection against this scenario. In St. Johns County — including around Elkton and Hastings — the same guideline applies.
My builder has never done a FHA One-Time Close loan — is that a problem in St. Johns County?
Not at all — we walk builders through it constantly. The first step is a quick registration with our construction partner; after that, we explain the draw process and paperwork so your builder knows exactly what to expect. Many builders end up loving the program. In St. Johns County — including around Ponte Vedra Beach and Saint Augustine — the same guideline applies.
What standards must the finished home meet on a FHA construction loan in St. Johns County?
FHA minimum property standards — safe, sound, and secure — verified at final inspection, plus full St. Johns County code compliance. New construction by a licensed builder clears these standards as a matter of course.
Is termite treatment required on new FHA construction in St. Johns County?
In most areas, yes — soil treatment or equivalent protection is documented during construction on the standard industry forms. Your builder handles it as a routine line item. In St. Johns County — including around Ponte Vedra Beach and Saint Augustine — the same guideline applies.
Can I include a garage or detached shop in my FHA build in St. Johns County?
An attached or detached garage that's typical for St. Johns County properties can generally be included. Large specialty outbuildings get more scrutiny because the appraisal must support their value with comparable sales.
How much of the contract can be paid out before the final draw on a FHA construction loan in St. Johns County?
Site-built homes can be funded up to 90% of the final contract price before the final draw; factory-built homes up to 80%. The holdback keeps everyone motivated to finish strong. In St. Johns County, the 2026 FHA loan limit is $604,900 — your file is sized against it.
Am I charged mortgage insurance during the construction phase on a FHA construction loan in St. Johns County?
MIP is part of the FHA loan structure from closing, with upfront MIP typically financed into the loan rather than paid in cash. Your loan estimate lays out exactly how it's applied before you sign. In St. Johns County — including around Elkton and Hastings — the same guideline applies.
Can I build a modular home with an FHA construction loan in St. Johns County?
Yes — modular homes are eligible, and a deposit of up to 10% of the contract price is allowed to get your home in St. Johns County into the factory schedule. From there it follows the standard draw process.
Who pays the interest that accrues during construction on a FHA construction loan in St. Johns County?
The builder takes responsibility for interim construction interest, which is budgeted into the project in St. Johns County cost and settled from the final draw. It only accrues on funds actually disbursed — not the full loan amount — and it's not a monthly bill you receive.
Does my builder have to warranty the home on a FHA construction loan in St. Johns County?
Yes — new construction under FHA comes with builder warranty protection, including a one-year warranty against defects. It's part of the standard document package, not something you have to negotiate. In St. Johns County — including around Ponte Vedra Beach and Saint Augustine — the same guideline applies.
What is the cost breakdown form and why does it matter so much on a FHA construction loan in St. Johns County?
It's the line-item budget your builder completes — every cost from permits to final grading with a dollar figure attached. It becomes the disbursement schedule for the entire build, so an incomplete or sloppy breakdown stalls everything. We review it before submission. In St. Johns County — including around Elkton and Hastings — the same guideline applies.
What happens if my build runs past the deadline on a FHA construction loan in St. Johns County?
Extensions are possible and handled case by case — weather, material delays, and inspection backlogs are realities every lender understands. The key is early communication; a builder who flags a delay in month six is in a far stronger position than one who goes silent. In St. Johns County — including around Ponte Vedra Beach and Saint Augustine — the same guideline applies.
Can I get cash back at closing on a FHA construction loan in St. Johns County?
No. In St. Johns County, Borrowers may not receive funds, reimbursements, or cash back from the transaction. A minimal principal reduction at closing is the only exception.
What paperwork does my builder need to provide on a FHA construction loan in St. Johns County?
The construction contract, full plans and specs, an itemized budget, proof of license and insurance, and registration with our construction lending partner. Experienced builders assemble this package routinely. In St. Johns County — including around Ponte Vedra Beach and Saint Augustine — the same guideline applies.
What's the difference between modular and manufactured for FHA in St. Johns County?
Modular homes are built to local building code and treated like site-built homes — full FHA eligibility. Manufactured homes are built to the federal HUD code and carry extra requirements like permanent foundation certification and minimum width and square footage. In St. Johns County — including around Elkton and Hastings — the same guideline applies.
Can I build a manufactured home with an FHA construction loan in St. Johns County?
Yes — multi-wide manufactured homes on a permanent foundation are eligible under FHA, including land and site work in one loan. Single-wides are excluded, and the home in St. Johns County must be new and placed on its original site.
Fees, Money & Timing8 Q
Do I need earnest money on a new build on a FHA construction loan in St. Johns County?
If you're buying the lot, earnest money works like any purchase and credits at closing. Builder deposits under your construction contract are separate and get accounted for in the overall budget. In St. Johns County — including around Elkton and Hastings — the same guideline applies.
Can I use down payment assistance with FHA in St. Johns County?
FHA pairs with many DPA programs, though note that assisted loans carry a somewhat higher minimum credit score. Availability for construction loans varies by program, so we confirm fit before you count on it. In St. Johns County — including around Ponte Vedra Beach and Saint Augustine — the same guideline applies.
How long does an FHA construction loan take to close in St. Johns County?
Plan on roughly 45-60 days from full application to closing — the builder package, plans-and-specs appraisal, and program review add steps a standard purchase doesn't have. Getting your builder's paperwork in early is the single biggest accelerator. In St. Johns County — including around Elkton and Hastings — the same guideline applies.
How much can the seller contribute toward my costs on a FHA construction loan in St. Johns County?
Up to 6% of the price — one of the most generous interested-party allowances in mortgage lending. On new construction, builder contributions follow the same framework. In St. Johns County, the 2026 FHA loan limit is $604,900 — your file is sized against it.
Do I pay property taxes during construction on a FHA construction loan in St. Johns County?
Land taxes continue during the build and are handled through the loan structure; the full improved-value tax bill doesn't hit until St. Johns County reassesses the completed home. Your escrow account is set up to absorb the transition.
Is an escrow account required on FHA loans in St. Johns County?
Yes — taxes and insurance are escrowed on every FHA loan, no waivers. Most borrowers prefer it anyway: one payment, no surprise tax bills. In St. Johns County — including around Ponte Vedra Beach and Saint Augustine — the same guideline applies.
What closing costs should I expect on an FHA loan in St. Johns County?
Typical items: appraisal, title, origination, government recording, prepaid taxes and insurance — generally a low single-digit percentage of the loan. On construction, remember it's one set of costs instead of the two a traditional build requires. In St. Johns County — including around Elkton and Hastings — the same guideline applies.
Do construction fees eat into my 6% seller concession limit on a FHA construction loan in St. Johns County?
No — construction soft costs are budgeted into the builder's project cost and don't count toward the maximum contributions allowed to you. Your 6% stays available for actual closing costs and prepaids. In St. Johns County, the 2026 FHA loan limit is $604,900 — your file is sized against it.
Process, Docs & Underwriting8 Q
Do my documents expire during a long build on a FHA construction loan in St. Johns County?
Credit and income documents are valid 120 days and appraisals 180 days — measured to closing, which happens before construction starts on a One-Time Close. That's a quiet advantage: your qualification is locked before the build in St. Johns County, not re-checked after.
Is there one appraisal or two on a FHA construction loan in St. Johns County?
One. A full FHA appraisal is completed before closing with the value assigned as completed, and it doesn't expire once the loan closes. One appraisal, one fee, no repeat at the finish line in most cases. In St. Johns County — including around Ponte Vedra Beach and Saint Augustine — the same guideline applies.
Should I get pre-approved before choosing a builder on a FHA construction loan in St. Johns County?
Yes — knowing your qualified budget first means you shop St. Johns County builders and plans with real numbers instead of guesses. It also signals to builders that you're a serious, financeable client.
What does the appraiser need to value my future home on a FHA construction loan in St. Johns County?
Builder plans and specs, the construction contract, the cost breakdown, the land contract if applicable, and a title report with legal description. Complete packages produce clean appraisals — we assemble it all before ordering. In St. Johns County — including around Ponte Vedra Beach and Saint Augustine — the same guideline applies.
Who manages the draws after closing on a FHA construction loan in St. Johns County?
Your builder requests draws directly from the construction management team as work completes — you're not the middleman. Progress is inspected, line items are matched to the cost breakdown, and funds are released for verified work. In St. Johns County — including around Elkton and Hastings — the same guideline applies.
When does my permanent rate get locked on a FHA construction loan in St. Johns County?
Once the project in St. Johns County is approved and the appraisal is complete, your permanent financing is locked ahead of the single closing — before construction ever begins. That sequencing is the rate-protection engine of One-Time Close.
How is underwriting different for a FHA construction loan in St. Johns County?
Everything a standard FHA loan reviews, plus the project in St. Johns County itself: builder credentials, budget reasonableness, plans, and the subject-to-completion appraisal. You're approved once, for both the build and the permanent mortgage.
What is an FHA case number in St. Johns County?
It's the loan's federal registration with HUD, pulled early in the process — think of it as the loan's serial number. On condos and certain properties, timing rules govern when it can be issued. In St. Johns County — including around Ponte Vedra Beach and Saint Augustine — the same guideline applies.
Comparisons5 Q
FHA One-Time Close vs FHA 203(k) — which do I need in St. Johns County?
One-Time Close builds a brand-new home from the ground up; 203(k) buys and renovates an existing home in one loan. New construction in St. Johns County means OTC — 203(k) can't fund a ground-up build.
Is building new with FHA smarter than buying an existing home in St. Augustine?
Building gets you exactly the layout you want, new-everything with builder warranties, and no bidding wars — at 3.5% down, the entry cost matches buying existing. Resales win on speed. When St. Augustine inventory is thin or dated, building often pencils out surprisingly close. In St. Johns County — including around Ponte Vedra Beach and Saint Augustine — the same guideline applies.
FHA vs VA construction — what's the difference in St. Johns County?
VA is exclusively for eligible veterans and service members: $0 down, no monthly mortgage insurance. FHA is open to everyone at 3.5% down with MIP. If you have VA eligibility, it usually leads; FHA is the strongest construction path for everyone else. In St. Johns County — including around Elkton and Hastings — the same guideline applies.
FHA vs USDA construction loan in St. Johns County — which fits me?
USDA offers $0 down but requires an eligible rural address and household income under the county limit. FHA takes 3.5% down with no income cap and no geography rules — buildable even in St. Augustine. Dual-eligible buyers should see both priced side by side. In St. Johns County — including around Ponte Vedra Beach and Saint Augustine — the same guideline applies.
FHA vs conventional for a new construction loan in St. Johns County?
Conventional construction typically wants larger down payments and stronger credit, and often two closings. FHA One-Time Close wins on entry cost — 3.5% down, flexible credit, single closing — while conventional can win on mortgage insurance for high-credit, larger-down borrowers. In St. Johns County — including around Elkton and Hastings — the same guideline applies.
Local Pulse
What's happening in St. Johns County
Axios · 2026-07-20
SPONSORED Whole Foods Market set to anchor new Durbin Park retail development
Major retail development anchored by Whole Foods signals commercial growth and increased amenities for St. Johns County residents and property values.
The Business Journals · 2026-07-02
New state law gives developers streamlined path to build on agricultural land in St. Johns County
Streamlined development approval process on agricultural land accelerates housing and development projects throughout St. Johns County.
Jacksonville Daily Record · 2026-07-21
Regional Project Update, Nassau and St. Johns Counties: D-BAT exploring site, Madison Seagrass multifamily community broke ground and more
Multiple commercial and multifamily projects underway demonstrate continued residential and economic development momentum in the county.
Updated automatically — sources are original local publishers.
Ready to build anywhere in St. Johns County?
Jim Blackburn (NMLS #1072866) — $500M+ closed, construction lending done daily. Straight answers on your lot, your budget, and which of the three programs actually fits.
FHA Construction Loans by Florida County
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FHA loan limits are set by HUD and subject to change. Program guidelines and fees are subject to change. This page is educational and is not a commitment to lend or a guarantee of approval. Down payment shown is the program minimum with qualifying credit.