Duval County · Jacksonville Beach · 32250

Jacksonville Beach

Jacksonville Beach is an independent municipality on the Duval County barrier island, bounded by Neptune Beach to the north, unincorporated St. Johns County/Ponte Vedra Beach to the south, the Atlantic Ocean to the east and the Intracoastal Waterway (Pablo Creek) to the west. Housing is a mix of mid-century cottages, ranches and duplexes on the original street grid, oceanfront and near-ocean condominium buildings along 1st Street, townhome infill on denser blocks, and post-2010 rebuilds. Beach Boulevard (US 90) and J. Turner Butler Boulevard (SR 202) terminate here, and the city has a walkable downtown/pier district.

Median sale

$686,000

as of 2026-06

CDD

School district

Duval County Public Schools

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To downtown

27 min

typical off-peak

Housing stock

Predominantly single-family homes and duplexes from the 1940s-1970s on the east-side grid, with steady teardown/rebuild activity; condominiums (including multi-story oceanfront buildings) concentrated along 1st Street/Ocean Front; townhomes as a growing infill type ($500K-$1.2M+ per local market pages). Typical grid lots are narrow (roughly 50 ft wide), west-side subdivisions have larger suburban lots.

Flood zones

FEMA zones present are VE (oceanfront/coastal high hazard with wave action), AE (1% annual chance floodplain, common along the Intracoastal/Pablo Creek side and low-lying interior blocks) and X (outside the SFHA; much of the higher central interior). Oceanfront parcels are commonly VE; many parcels one or two blocks back are AE or X. Flood insurance is required for federally backed mortgages in AE/VE. The city participates in the NFIP Community Rating System (5-40% premium discount) and the Planning Division keeps elevation certificates, though none exist for many pre-NFIP structures; certificates can be searched at florida.withforerunner.com. Verify any address at msc.fema.gov.

Insurance factors

Entire city is coastal/wind-borne-debris territory; carriers price by roof age (many tighten sharply past 15 years), distance to coast, construction type and wind-mitigation features. Citizens Property Insurance is a common fallback for older near-ocean homes; Citizens cut multiperil rates ~8.8% statewide effective July 1, 2026. Condo buildings 3+ habitable stories are subject to Florida milestone structural inspections at 30 years (25 years within 3 miles of the coast, i.e., all of Jacksonville Beach) and every 10 years after, plus a Structural Integrity Reserve Study (SIRS) every 10 years; reserve waivers for SIRS components are no longer allowed for budgets adopted after Dec 31, 2024.

CDD and HOA

Jacksonville Beach is a built-out incorporated city; no community development districts were identified. Infrastructure is funded through city taxes/utilities rather than CDD non-ad valorem assessments.

Mostly no HOA for grid single-family homes; condominium associations (with SIRS/milestone obligations) for 1st Street buildings and townhome associations for infill townhomes; a few west-side subdivisions have modest HOAs.

Short-term rentals

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), DBPR license, DOR registration and local business tax receipts; a short-term rental is a dwelling rented more than three times per year for periods under 30 days, and owner-occupied units renting 50% or less of the unit are exempt. Fines up to $500/day for non-compliance. Source: https://www.jacksonvillebeach.org/394/Short-Term-Vacation-Rentals

Getting around

Access via Beach Boulevard (US 90) and J. Turner Butler Blvd (SR 202/JTB), both crossing the Intracoastal on bridges that are the main chokepoints; 3rd Street (SR A1A) is the north-south spine. JTA fixed routes serving the beaches include Route 8 (Beach Blvd/Town Center) and Route 10 (Atlantic Blvd), plus the First Coast Flyer Red Line (Route 109) on Beach Blvd; JTA system map: https://www.jtafla.com/media/bjhkycm4/ops-25016-system-map-07-2025.pdf

Before you make an offer here

Pull the FEMA flood zone (VE/AE/X) for the exact parcel and ask for an existing elevation certificate; budget for flood insurance in AE/VE.
Order a wind-mitigation inspection and 4-point inspection; confirm roof age and permit history for roofs over 15 years.
For 1st Street condos, request the milestone inspection report, SIRS, reserve funding status and any pending special assessments.
If short-term rental income matters, confirm the City STR certificate can be obtained for the property and that no condo/HOA rule prohibits rentals under 30 days.
For oceanfront lots, determine whether any part of the parcel is seaward of the Florida DEP Coastal Construction Control Line (permits required for construction seaward of the line).

Sources

Updated 2026-08-25. Facts change — verify anything material before you rely on it.