Neighborhood and Subdivision Guides

Every neighborhood and subdivision guide on this site, grouped by county. Each guide carries the community sales figures published for that area, with the dataset and its date named on the page.

A county median tells you almost nothing about what a specific street will cost you to own. Clay County's number blends Fleming Island waterfront with inland Middleburg acreage; a Duval County figure blends Riverside bungalows with Baymeadows townhomes. None of that variation shows up until you drop down to the neighborhood level — which is the whole reason this directory exists instead of a single county page.

I grew up working the water on the Chesapeake before six years in the Navy, and the lens I bring to a neighborhood guide is the same one I bring to a listing walkthrough: what does this street actually cost to own, not just to buy. For a waterfront or near-water community — Eagle Harbor, Marsh Landing, Sawgrass, Anastasia Island, Davis Shores — that means checking the flood zone and elevation certificate picture street by street, because two homes a few blocks apart can carry a materially different insurance bill even inside the same subdivision. For an inland community — Bear Run, Black Creek Park, Glen Laurel, Wilford Preserve — the more relevant numbers are usually CDD assessments, HOA dues, and how a specific phase of a build-out was priced, which is why each guide names its own dataset and date rather than borrowing a countywide average.

How I grade a community before I send a buyer to look at it: is the flood picture honest (not just "not in a flood zone" on a listing sheet, but confirmed against the FEMA map), are the CDD and HOA figures current for that specific phase and lot, and does the school zone assignment match what the district's own locator says today — attendance boundaries in this corridor get redrawn as fast as the growth does. If a guide below doesn't answer one of those three questions for the street you're looking at, that's a gap worth calling me about before you write an offer, not after.

This directory sits alongside the site's Housing Market Data hub and Buyer & Seller Guides hub for a reason — a neighborhood guide names the community, the market data hub names the county and ZIP trend behind it, and the guides explain the buying mechanics that apply everywhere. Read a neighborhood page next to its county's market page before you decide a price is fair, because a countywide trend and a specific subdivision's recent sales don't always move together, especially in a market with as much new construction as this one.

A fair share of the buyers I work with are PCSing into NAS Jax, Naval Station Mayport, or Kings Bay with a compressed timeline to find housing near a base and a decent school feeder. For that search, county-level data is close to useless — what matters is which specific communities sit inside a reasonable commute, which carry HOA rules compatible with renting the home out later on remote orders, and which flood zone designation applies to the specific street, not the ZIP code average. That's the level this directory is built at, and it's the level I work at with every client, PCS orders or not.

Every guide below states its own dataset and date in the page itself, which matters more here than on a national real estate site — this market moves fast enough that a sales figure six months old can already be off. If a guide you're reading doesn't show a date near the numbers, or the date looks stale against what you're seeing on that county's own market page, treat it as a reason to call rather than a reason to walk away from a neighborhood that might still be right for you.