Neighborhood and Subdivision Guides

Why this directory exists, and how to use it

Q: Why publish six separate neighborhood pages instead of one page covering all of Northeast Florida? A: Because that is not how a buyer actually shops, and it is not how I actually work. My mother could never buy a home when I was a child, and one of the things I took from watching that not happen is that vague reassurance — "it's a great area" — is worthless to a family trying to make a real decision with real money on the line. A buyer weighing Cedar Hills Estates against Daybreak Woods is not asking about Duval County in the abstract; they are asking whether this specific street, at this specific price point, with this specific commute, is worth it over that one. So each guide on this site stands on its own, with its own sales figures, its own dataset, and its own date, rather than being folded into a single generic overview that would tell you less than nothing about any one of them. This page is the index to that set — the map, not the territory.

Q: What is actually published on each of these six pages? A: A community-level read on where prices sit right now, not a marketing description of clubhouses and sidewalks. Cedar Hills Estates in Jacksonville is publishing a median around $228,000 with a typical 64 days on market. Daybreak Woods, also in Jacksonville, sits near $295,000. Lake Lucina's most recent figure runs roughly $278,000, up modestly year over year. Del Webb Ponte Vedra, the area's flagship 55+ community, is running near $540,000. Julington Creek Plantation — the largest single dataset of the six, which matters because a bigger sample gives a more reliable median — is near $492,000 with a 57-day market time. St. Augustine Lakes in St. Augustine is publishing around $390,000 with a notably faster 43-day pace. Every one of those figures is dated on its own page. Do not assume last month's number still holds by the time you read this — ask me for a current pull before you write an offer or set a listing price on the strength of any of them.

Q: Why is Clay County missing from this list of neighborhood guides? A: Because I have not published a standalone neighborhood-level guide for a specific Clay County subdivision yet. The county itself is covered in depth at the Clay County housing market page linked in the directory below, and that gap in the neighborhood list will close as more Clay County community guides go live. I would rather tell you plainly that a page does not exist yet than pad this directory with a placeholder that looks like coverage and is not.

Q: How should an investor or an out-of-state buyer actually use this page? A: Start with the county-level data in the Housing Market Data directory linked below to understand the broader trend for Duval, Clay, or St. Johns County, then narrow to the specific neighborhood guide for the community you are actually considering, then call me with the address. A county average and even a neighborhood median are a starting point for a conversation, not a substitute for the comp pull I run on your specific target property. That discipline holds whether you are buying your first home, running rental math on a duplex, or working through a short sale — the process changes case to case, but checking the real number before you commit does not.

A word on how I built this list: these are the neighborhood and subdivision guides currently published on this site, nothing more. I have not summarized every community in three counties here — I have listed the ones with a published page, each carrying its own community sales data and dataset date, so that what you read on this index matches what you find when you click through. If a community you are researching is not listed here, it does not mean I do not work there; it means I have not yet published a dedicated guide for it, and the honest answer is to call and ask rather than guess from a page that does not exist. That is the same standard I hold myself to across every guide, market report, and county hub on this site — if I have not verified a figure, I say so plainly rather than filling the gap with a number that sounds confident and is not, because a buyer or seller relying on this site deserves a straight answer over a polished one.

Every page in this directory

A short note on reading that list: these one-line figures are pulled straight from each page's own published dataset at the time this directory was last updated. They are here so you can scan the set at a glance, not so you can skip the underlying page — the full guide for each community carries the dataset name, the date, and the context around the number that a single line cannot. If you are comparing two or three of these communities against each other, read the full pages before you act on the comparison; a 64-day market time in Cedar Hills Estates and a 57-day market time in Julington Creek Plantation are not measuring identical things once you account for price point, inventory mix, and sample size, and I would rather you ask me to walk through that difference than assume the shorter number simply means "faster market" in every sense that matters to your decision.