Jacksonville, FL real estate: buy or sell with a local AXEN agent
Jacksonville and Duval County are the same government. One permit office, one tax bill, for almost the whole county. The exception is four small cities that voted to stay out in 1968 and still run their own. Jacksonville also has a lot of homes on septic and a city program slowly converting them.
Jacksonville neighborhoods buyers ask about
Every one prices differently. Ask your agent for the latest sales in the ones you like.
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Buying a home in Jacksonville: what to know
The rules that apply everywhere in Florida are on the Florida page. These are the Jacksonville details that trip people up.
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One government for most of the county. Jacksonville consolidated with Duval County in 1968. For most addresses that means the same office handles zoning, permits and property records.
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Four places opted out and still run themselves. Jacksonville Beach, Atlantic Beach, Neptune Beach and the Town of Baldwin voted against joining. They set their own millage and run their own permitting. A beach address is a different tax bill and a different city hall.
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Septic is common and the city is phasing it out. The Septic Tank Phase Out Program was approved by City Council in August 2016. Biltmore and Beverly Hills are done, with more than 1,000 parcels connected. Christobel and Riverview are next, and Riverview alone is about 2,400 parcels.
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River flooding is its own risk. Storm surge pushes water up the St. Johns while rain is still falling, so homes far from the ocean still flood. The city covers coastal, river and rain flooding together. Pull the city's flood information for the exact parcel.
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You need a permit to cut a protected tree. City code protects trees, and removal takes a permit from the Building Inspection Division with a site plan and a reason. Lots with a single-family home have a mitigation exemption, but the permit rule still matters, especially on vacant lots and new builds.
Selling a home in Jacksonville
Name the right city on your listing.
If the home is in Jacksonville Beach, Atlantic Beach, Neptune Beach or Baldwin, the permit records and the millage belong to that city, not Jacksonville. Buyers and title people get this wrong constantly.
If you are on septic, say so and show the status.
Buyers will ask whether your street is in a phase-out area and what a connection costs.
Do not clear trees before you list.
Removing a protected tree without a permit is a city code problem that lands on you at closing. Get the permit first.
Jacksonville real estate questions
Is Jacksonville the same as Duval County?
Almost. The two consolidated in 1968, so one government handles most of the county. Four places stayed separate: Jacksonville Beach, Atlantic Beach, Neptune Beach and the Town of Baldwin. Those four set their own tax rate and issue their own permits.
Are septic tanks common in Jacksonville?
Yes, in a lot of older neighborhoods. The city started a phase-out program in 2016, beginning with Biltmore, Beverly Hills, Christobel and Riverview. If a home is on septic, ask whether sewer is coming and who pays for the hookup.
Can I cut down the oak in my yard?
Not without checking. City code protects certain trees and requires a removal permit with a site plan and a written reason. Some single-family lots are exempt from mitigation, but you still have to confirm before anyone starts cutting.
Do I need flood insurance away from the beach?
Maybe. Jacksonville floods from the St. Johns River and from heavy rain, not only from the ocean. Surge can push up the river while rain is falling and stop it draining. Pull the city's flood information for the exact parcel.
Why is my neighbor's tax bill different from mine?
Check which government you are each in. A Jacksonville Beach or Atlantic Beach parcel pays that city's millage instead of the consolidated rate, and uses that city's permit office. The mailing address alone will not tell you.
Buying or selling in Jacksonville? Talk to a local agent.
An AXEN agent who works in Jacksonville answers your questions for free. No cost to talk. No pressure to sign anything.