# Ask Ben — AI/LLM resource pack (content as of 2026-10-11)
name: "Ask Ben"
tagline: "Northeast Florida homes, answered."
url: "https://askben.homes"
dateModified: "2026-10-11"
updateFrequency: "weekly"
medianNote: "Median sale = recorded arm's-length sales in the guide's area over the last 12 months (county property appraisers), the same figure the guide page shows; a dated, sourced snapshot only where county data is missing."
agent:
  name: "Ben Subercaseaux"
  title: "Sales Associate"
  license: "SL3423156"
  phone: "(904) 595-8967"
  email: "ben.subercaseaux@gmail.com"
  languages:
    - "English"
    - "Español"
brokerage:
  name: "Florida Homes Realty & Mortgage"
  licenseNumber: "CQ1032918"
  address: "9191 RG Skinner Pkwy, Suite 102, Jacksonville, FL 32256"
  phone: "(904) 330-1867"
  url: "https://www.yourfhrm.com/"
operator: "Benjamin Subercaseaux, LLC"
serviceAreas:
  - "Jacksonville"
  - "Jacksonville Beach"
  - "Atlantic Beach"
  - "Neptune Beach"
  - "Ponte Vedra Beach"
  - "Nocatee"
  - "St. Johns"
  - "Fernandina Beach"
  - "Amelia Island"
  - "Yulee"
  - "St. Augustine"
  - "Palm Coast"
  - "Orange Park"
  - "Fleming Island"
  - "Green Cove Springs"
  - "Middleburg"
  - "Keystone Heights"
  - "Palatka"
  - "Callahan"
markets:
  state: "Florida"
  stateCode: "FL"
  primary: "Jacksonville"
  secondary:
    - "Fernandina Beach"
    - "St. Augustine"
  tertiary: "the rest of Florida"
  line: "Jacksonville · Fernandina Beach · St. Augustine · all of Florida"
  sentence: "Ben is licensed in Florida and works Northeast Florida — Jacksonville first, then Fernandina Beach and St. Augustine — and can help anywhere in Florida."
  outOfArea: "Ben is licensed only in Florida and doesn't serve properties in other states, so he can't produce a value or represent you there."
pages:
  -
    url: "https://askben.homes/"
    title: "Home"
    description: "Natural-language home search and AI concierge for Northeast Florida."
  -
    url: "https://askben.homes/search"
    title: "Search homes"
    description: "Describe a home in plain English; returns matching listings."
  -
    url: "https://askben.homes/ask"
    title: "Ask Ben"
    description: "AI concierge: searches listings, explains flood zones, CDDs, insurance, condo inspections; books showings."
  -
    url: "https://askben.homes/neighborhoods"
    title: "Neighborhood guides"
    description: "Sourced, objective facts for 22 Northeast Florida areas."
  -
    url: "https://askben.homes/homes"
    title: "Collections"
    description: "10 self-updating cuts of live inventory: priced below area sales, fixer-uppers, no CDD/no HOA, waterfront, new construction and more."
  -
    url: "https://askben.homes/market"
    title: "This week on the market"
    description: "Weekly counts of new listings, price drops and status changes across Northeast Florida, from the MLS feed."
  -
    url: "https://askben.homes/sell"
    title: "What's my home worth?"
    description: "Instant value range from recent recorded sales, with comps shown. Not an appraisal."
  -
    url: "https://askben.homes/about"
    title: "About Ben Subercaseaux"
    description: "Jacksonville Beach resident for 20+ years. Licensed since 2018. Straight answers for buyers and sellers — the roof age, the flood zone, the CDD — before you fall for a house."
  -
    url: "https://askben.homes/blog"
    title: "Blog"
    description: "One sourced read a month on the Northeast Florida housing market — rates, insurance, flood zones, CDDs — and what each change does to a monthly payment."
neighborhoodGuides:
  -
    slug: "jacksonville-beach"
    name: "Jacksonville Beach"
    county: "Duval"
    url: "https://askben.homes/neighborhoods/jacksonville-beach"
    medianSalePrice: 625000
    medianBasis: "last 12 months · county records"
    cdd: false
    shortTermRentals: "Permitted in all zoning districts where residential uses are allowed, subject to a City Short-Term Vacation Rental Certificate ($150 initial and annual fee, renewed by Oct 1, Fire Marshal inspection),"
    updated: "2026-08-25"
  -
    slug: "neptune-beach"
    name: "Neptune Beach"
    county: "Duval"
    url: "https://askben.homes/neighborhoods/neptune-beach"
    medianSalePrice: 779950
    medianBasis: "last 12 months · county records"
    cdd: false
    shortTermRentals: "Prohibited: the Neptune Beach Land Development Code bars short-term rentals (any dwelling rented, leased or advertised for a term under 28 days) in all residential zoning districts; renting or adverti"
    updated: "2026-08-25"
  -
    slug: "atlantic-beach"
    name: "Atlantic Beach"
    county: "Duval"
    url: "https://askben.homes/neighborhoods/atlantic-beach"
    medianSalePrice: 485000
    medianBasis: "last 12 months · county records"
    cdd: false
    shortTermRentals: "Prohibited in all residential zoning districts: no dwelling may be offered or advertised for rent for a term under 90 consecutive days (city notice dated Nov 10, 2025; enforcement by Code Enforcement)"
    updated: "2026-08-25"
  -
    slug: "ponte-vedra-beach"
    name: "Ponte Vedra Beach"
    county: "St. Johns"
    url: "https://askben.homes/neighborhoods/ponte-vedra-beach"
    medianSalePrice: 725000
    medianBasis: "last 12 months · county records"
    cdd: "some"
    shortTermRentals: "St. Johns County Ordinance 2021-23 applies to unincorporated areas east of the Intracoastal (all of Ponte Vedra Beach): STRs (rented more than 3 times/year for under 30 days) must register annually wi"
    updated: "2026-08-25"
  -
    slug: "nocatee"
    name: "Nocatee"
    county: "St. Johns"
    url: "https://askben.homes/neighborhoods/nocatee"
    medianSalePrice: 658350
    medianBasis: "last 12 months · county records"
    cdd: true
    shortTermRentals: "Nocatee is west of the Intracoastal, so the St. Johns County STR ordinance does not apply; instead, Nocatee village HOAs and the master association prohibit short-term rentals (Airbnb/VRBO) and typica"
    updated: "2026-08-25"
  -
    slug: "riverside-avondale"
    name: "Riverside / Avondale"
    county: "Duval"
    url: "https://askben.homes/neighborhoods/riverside-avondale"
    medianSalePrice: 278000
    medianBasis: "last 12 months · county records"
    cdd: false
    shortTermRentals: "The City of Jacksonville (Duval, excluding the Beaches municipalities) has no city-specific STR registration ordinance; its Council Special Committee on Short-Term Vacation Rentals was terminated in 2"
    updated: "2026-08-25"
  -
    slug: "san-marco"
    name: "San Marco"
    county: "Duval"
    url: "https://askben.homes/neighborhoods/san-marco"
    medianSalePrice: 265000
    medianBasis: "last 12 months · county records"
    cdd: false
    shortTermRentals: "Same City of Jacksonville framework as Riverside: no city-specific STR registration ordinance on jacksonville.gov and Florida Statute 509.032(7) preempts local bans; operators need a Florida DBPR lice"
    updated: "2026-08-25"
  -
    slug: "mandarin"
    name: "Mandarin"
    county: "Duval"
    url: "https://askben.homes/neighborhoods/mandarin"
    medianSalePrice: 360000
    medianBasis: "last 12 months · county records"
    cdd: "some"
    shortTermRentals: "City of Jacksonville framework applies: no city-specific STR registration ordinance on jacksonville.gov; Florida Statute 509.032(7) preempts local bans; DBPR vacation-rental license, Duval local busin"
    updated: "2026-08-25"
  -
    slug: "julington-creek"
    name: "Julington Creek / Julington Creek Plantation"
    county: "St. Johns"
    url: "https://askben.homes/neighborhoods/julington-creek"
    medianSalePrice: 540000
    medianBasis: "last 12 months · county records"
    cdd: true
    shortTermRentals: "St. Johns County Ordinance 2021-23 requires STR registration and sets occupancy/parking rules, but it exempts unincorporated areas west of the Intracoastal Waterway, so Julington Creek properties are "
    updated: "2026-08-25"
  -
    slug: "southside-town-center"
    name: "Southside / St. Johns Town Center (incl. Baymeadows & Deerwood)"
    county: "Duval"
    url: "https://askben.homes/neighborhoods/southside-town-center"
    medianSalePrice: 315000
    medianBasis: "last 12 months · county records"
    cdd: "some"
    shortTermRentals: "City of Jacksonville framework applies: no city-specific STR registration ordinance on jacksonville.gov; Florida Statute 509.032(7) preempts local bans; DBPR vacation-rental license, Duval local busin"
    updated: "2026-08-25"
  -
    slug: "st-augustine-anastasia-island"
    name: "St. Augustine (City) + Anastasia Island / St. Augustine Beach"
    county: "St. Johns"
    url: "https://askben.homes/neighborhoods/st-augustine-anastasia-island"
    medianSalePrice: 426000
    medianBasis: "last 12 months · county records"
    cdd: "some"
    shortTermRentals: "City of St. Augustine: Ordinances 2019-50/51/52 require annual registration ($303.03 base + $79.30 per bedroom) with a Fire Department life-safety inspection; RS-1/RS-2 zones allow rentals only for on"
    updated: "2026-08-25"
  -
    slug: "fleming-island"
    name: "Fleming Island"
    county: "Clay"
    url: "https://askben.homes/neighborhoods/fleming-island"
    medianSalePrice: 420000
    medianBasis: "last 12 months · county records"
    cdd: true
    shortTermRentals: "Clay County publishes vacation-rental guidance but no county-specific STR registration ordinance was located; operators must hold a Florida DBPR vacation rental license and remit Clay County Tourist D"
    updated: "2026-08-25"
  -
    slug: "orange-park-oakleaf-plantation"
    name: "Orange Park / Oakleaf Plantation"
    county: "Clay"
    url: "https://askben.homes/neighborhoods/orange-park-oakleaf-plantation"
    medianSalePrice: 295000
    medianBasis: "last 12 months · county records"
    cdd: "some"
    shortTermRentals: "Clay County has no county-specific STR registration ordinance located; operators need a Florida DBPR vacation rental license and must remit Clay County Tourist Development Tax and state sales tax (htt"
    updated: "2026-08-25"
  -
    slug: "fernandina-beach-amelia-island"
    name: "Fernandina Beach / Amelia Island"
    county: "Nassau"
    url: "https://askben.homes/neighborhoods/fernandina-beach-amelia-island"
    medianSalePrice: 584950
    medianBasis: "last 12 months · county records"
    cdd: "some"
    shortTermRentals: "City of Fernandina Beach: 'resort rentals' (under 30 days) are allowed only in R-3 zoning or in R-1/R-2 parcels grandfathered before Oct. 3, 2000; a Resort Rental Dwelling Permit ($300 new/$200 renewa"
    updated: "2026-08-25"
  -
    slug: "arlington-jacksonville"
    name: "Arlington (Jacksonville)"
    county: "Duval"
    url: "https://askben.homes/neighborhoods/arlington-jacksonville"
    medianSalePrice: 260000
    medianBasis: "last 12 months · county records"
    cdd: false
    shortTermRentals: "City of Jacksonville requires STR operators to hold a Florida DBPR license, register with the Duval County Tax Collector for the 6% Tourist Development Tax, obtain required fire inspections, and compl"
    updated: "2026-08-25"
  -
    slug: "green-cove-springs"
    name: "Green Cove Springs"
    county: "Clay"
    url: "https://askben.homes/neighborhoods/green-cove-springs"
    medianSalePrice: 350000
    medianBasis: "last 12 months · county records"
    cdd: "some"
    shortTermRentals: "Short-term rentals operate in Green Cove Springs and Clay County under Florida's state framework: a Florida DBPR vacation rental license, state sales tax registration, and compliance with smoke/CO det"
    updated: "2026-09-02"
  -
    slug: "middleburg"
    name: "Middleburg"
    county: "Clay"
    url: "https://askben.homes/neighborhoods/middleburg"
    medianSalePrice: 285500
    medianBasis: "last 12 months · county records"
    cdd: "some"
    shortTermRentals: "Clay County levies a 5% Tourist Development Tax on transient accommodations (hotel, condominium, mobile home, single-family dwelling, or other sleeping facility) rented for six months or less, under F"
    updated: "2026-09-02"
  -
    slug: "palm-coast"
    name: "Palm Coast"
    county: "Flagler"
    url: "https://askben.homes/neighborhoods/palm-coast"
    medianSalePrice: 354990
    medianBasis: "as of 2026-08 · realMLS closed sales (12 mo)"
    cdd: false
    shortTermRentals: "Palm Coast regulates short-term rentals under Ordinance 2025-01 (adopted January 7, 2025; effective/implemented March 2025), which permits STRs in residential zoning districts while requiring annual r"
    updated: "2026-09-02"
  -
    slug: "springfield-jacksonville"
    name: "Springfield (Jacksonville)"
    county: "Duval"
    url: "https://askben.homes/neighborhoods/springfield-jacksonville"
    medianSalePrice: 129250
    medianBasis: "last 12 months · county records"
    cdd: false
    shortTermRentals: "The City of Jacksonville/Duval County directs short-term rental operators to register with the Florida Department of Business and Professional Regulation, register with the Duval County Tax Collector,"
    updated: "2026-09-02"
  -
    slug: "st-johns-rivertown-shearwater"
    name: "St. Johns / RiverTown · Shearwater · SilverLeaf"
    county: "St. Johns"
    url: "https://askben.homes/neighborhoods/st-johns-rivertown-shearwater"
    medianSalePrice: 540000
    medianBasis: "last 12 months · county records"
    cdd: true
    shortTermRentals: "St. Johns County's short-term vacation rental ordinance requires registration (annual renewal), a sample rental agreement, a local business tax receipt, a Florida DBPR transient public lodging license"
    updated: "2026-09-02"
  -
    slug: "world-golf-village"
    name: "World Golf Village / St. Augustine 32092"
    county: "St. Johns"
    url: "https://askben.homes/neighborhoods/world-golf-village"
    medianSalePrice: 469700
    medianBasis: "as of 2026-08 · county property appraiser records, zip 32092 (12 mo)"
    cdd: "some"
    shortTermRentals: "St. Johns County's short-term vacation rental registration program (application, DBPR transient lodging license, Local Business Tax Receipt, sales tax certificate, annual renewal, 2-per-sleeping-room "
    updated: "2026-09-02"
  -
    slug: "yulee-wildlight"
    name: "Yulee / Wildlight"
    county: "Nassau"
    url: "https://askben.homes/neighborhoods/yulee-wildlight"
    medianSalePrice: 397000
    medianBasis: "last 12 months · county records"
    cdd: "some"
    shortTermRentals: "Yulee and Wildlight are unincorporated Nassau County. Rentals of living quarters for six months or less owe the 5% Nassau County Tourist Development Tax (rate effective July 1, 2018) plus 7% Florida s"
    updated: "2026-09-02"
policies:
  - "Fair Housing: the site and its AI never characterize neighborhoods or residents by protected class; questions about 'safe' or 'good' areas are redirected to objective public sources."
  - "Listing data is IDX from realMLS (Northeast Florida MLS); information deemed reliable but not guaranteed."
  - "Home value estimates are generated from public and MLS sale data and are not appraisals."
  - "Site operated by Benjamin Subercaseaux, LLC. Brokerage: Florida Homes Realty & Mortgage, license CQ1032918."