Duval County · Jacksonville · 32256 · 32246 · 32216 · 32258
Southside / St. Johns Town Center (incl. Baymeadows & Deerwood)
The Southside corridor lies about 10 miles southeast of Downtown around the I-95 / J. Turner Butler Blvd (SR 202) / Southside Blvd / I-295 interchanges, anchored by St. Johns Town Center and the Baymeadows and Deerwood business/retail districts. Housing is a mix of 1970s–1990s condos, townhomes and single-family subdivisions (Deerwood, opened 1960 as Florida's first gated community; Baymeadows built out from the 1970s–90s), plus 2000s–2020s planned communities, apartments and condos near the Town Center and eTown. It adjoins Tinseltown, Southpoint, Bartram Park, Mandarin and the Beach Blvd/Kernan corridors.
Median sale
$315,000
last 12 months · county records
CDD
Some
roughly $1,700 (eTown/Del Webb) to ~$4,500 (Tamaya/Beach CDD); none in Deerwood and older Baymeadows subdivisions/yr typical
To downtown
18 min
typical off-peak
Which county is Southside in?
Southside is in Duval County, Florida (ZIP codes 32256, 32246, 32216, 32258). Property taxes, flood maps and permits run through Duval County.
What kind of homes are in Southside?
High share of attached housing: 1980s–2000s garden condos and townhomes along Baymeadows Rd/Circle and Southside Blvd; 1960s–90s single-family in Deerwood (gated golf, larger lots) and Baymeadows-area subdivisions; 2000s–2020s single-family and townhomes in planned communities (e.g., Tamaya, eTown, Bartram Park) on small to quarter-acre lots; mid-rise condos/apartments around the Town Center. No historic districts.
Is Southside in a flood zone?
Largely FEMA Zone X, with Zone AE bands along Pottsburg Creek (which rises in Southpoint and runs north through the Southside), Big Pottsburg Creek and stormwater pond/wetland systems in newer subdivisions; some Baymeadows and Southside Blvd parcels adjoin mapped floodways. Confirm parcel zone at msc.fema.gov or the Duval Property Appraiser map; City holds elevation certificates for floodplain structures built since 1992.
What drives home insurance costs in Southside?
1970s–90s condos and townhomes: buildings 3+ habitable stories are subject to Florida milestone inspection and SIRS requirements (HB 913, effective July 1, 2025), so ask for reserve studies and any special assessments; 2-story garden condos are exempt from SIRS but still need association master-policy review. Single-family homes over 20 years old require 4-point inspections; roof age over 15 years and aluminum wiring/polybutylene plumbing in 1970s–80s stock are common findings. Newer (2005+) homes typically qualify for wind-mitigation credits.
Does Southside have CDD or HOA fees?
CDDs are concentrated in 2000s–2020s planned communities; older Deerwood/Baymeadows neighborhoods and most 1980s–90s condos have no CDD.
Nearly universal: condo/townhome associations with monthly fees covering exteriors and master insurance; gated subdivisions (Deerwood, Glen Kernan) with quarterly dues; newer CDD communities pair low HOA dues with CDD assessments.
Are short-term rentals allowed in Southside?
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 business tax receipt and tourist tax registration required. Most condo and HOA documents in this corridor contain minimum-lease-term restrictions that should be reviewed.
How do you get around from Southside?
I-95, I-295 (East Beltway), J. Turner Butler Blvd (SR 202), Southside Blvd, Baymeadows Rd, Philips Hwy (US 1), Gate Pkwy and Kernan Blvd; the I-95/JTB and JTB/Southside interchanges and the I-295/Baymeadows exit are the primary congestion points. JTA First Coast Flyer Blue Line (Southeast corridor) runs Philips Hwy to Avenues Walk; Route 25 and other JTA routes serve Southside Blvd/Baymeadows Rd.
What homes actually sold for
Recorded sales in Southside / St. Johns Town Center (incl. Baymeadows & Deerwood) from county public records, last 12 months. These are closed prices, not asking prices.
Sales recorded
2,066
Median price
$315,000
Median $/sqft
$178
| Address | Sold | Price | Bd/Ba | Sqft | Built |
|---|---|---|---|---|---|
| 6861 Tamra Ln | Sep 2026 | $575,000 | —/— | 3,701 | 1972 |
| 2131 Chandlers Walk Ln | Sep 2026 | $450,000 | —/— | 3,012 | 2014 |
| 1174 W Jamaica Rd | Aug 2026 | $438,000 | —/— | 2,820 | 1968 |
| 8806 Atter Ln | Aug 2026 | $253,000 | —/— | 1,888 | 1955 |
| 8845 Atter Ln | Aug 2026 | $325,000 | —/— | 1,692 | 1954 |
| 2045 W Willesdon Dr | Aug 2026 | $290,000 | —/— | 1,934 | 2002 |
| 12276 Raintree Lake Ct | Aug 2026 | $435,000 | —/— | 2,058 | 2009 |
| 11854 Wynnfield Lakes Cir | Aug 2026 | $427,000 | —/— | 2,046 | 2011 |
| 12034 Autumn Sunrise Dr | Aug 2026 | $450,000 | —/— | 2,189 | 2002 |
| 2840 E Lantana Lakes Dr | Aug 2026 | $339,900 | —/— | 1,783 | 1993 |
Source: county property appraiser records (public). Sales flagged by the county as non-arm's-length are excluded.
Schools listings here report
Assigned schools as stated on current MLS listings in this area — names only. Verify zoning with the district; attendance boundaries change.
Elementary
- Abess Park
- Alimacani
- Bartram Springs
- Beauclerc
- Brookview
- Dinsmore
- Greenfield
- Greenland Pines
- Hogan-Spring Glen
- Holiday Hill
- Kernan Trail
- Ketterlinus
Middle
- Arlington
- Bartram
- Duncan Fletcher
- Fletcher Jr High
- Gamble Rogers
- Highlands
- Kernan
- Landmark
- Liberty Pines Academy
- Mandarin
- Northwestern
- Sebastian
High school
- Atlantic Coast
- Duncan Fletcher
- Englewood
- First Coast
- Jean Ribault
- Mandarin
- Sandalwood
- St. Augustine
What should you check before making an offer in Southside?
- For condos/townhomes: number of habitable stories, milestone inspection and SIRS status, reserve funding level, master insurance coverage and any pending special assessments.
- Whether the community has a CDD, the current assessment on the tax bill and the bond payoff schedule.
- Lease restrictions and rental caps in condo/HOA documents.
- Parcel flood zone relative to Pottsburg Creek or on-site retention ponds, and stormwater/drainage easements.
- Roof age, wiring and plumbing type in 1970s–90s buildings and whether the association or unit owner is responsible for the roof.
Nearby areas
- San Marco · Duval County · No CDD
- Arlington (Jacksonville) · Duval County · No CDD
- Mandarin · Duval County · Some CDD
- Springfield (Jacksonville) · Duval County · No CDD
Sources
- https://www.redfin.com/neighborhood/87441/FL/Jacksonville/Deerwood/housing-market
- https://www.redfin.com/neighborhood/87436/FL/Jacksonville/Baymeadows/housing-market
- https://pursuitrealestate.com/southside-jacksonville/
- https://en.wikipedia.org/wiki/Baymeadows_(Jacksonville)
- https://en.wikipedia.org/wiki/Pottsburg_Creek
- https://www.jacksonville.gov/departments/parks-and-recreation/jaxparks/all-parks/big-pottsburg-creek-preserve
- https://www.jacksonville.gov/departments/public-works/development-services-division/review-group-(fka-dmg)/flood-protection-information
- https://www.crossviewrealty.com/seo-blog/2026/7/10/10-things-to-know-before-moving-to-deerwood-jacksonville-fl
- https://www.kristafracke.com/tamaya-homes-for-sale.php
- https://www.frankelrealtygroup.com/del-webb-etown.php
- https://buildingmavens.com/blog/hb-913-is-now-in-effect-what-florida-condo-boards-need-to-know/
- https://www.citizensfla.com/inspections
- https://www.jtafla.com/transit-services/first-coast-flyer/
- https://schedules.jtafla.com/ada-routes/25-san-jose-southpoint
- https://www.jacksonville.gov/city-council/standing-committees/short-term-vacation-rentals-special-committee
- https://www.duvalschools.org/finder
Updated 2026-08-25. Facts change — verify anything material before you rely on it.