What's in this guide
- Executive Summary
- Quick Facts
- Community Overview & History
- Neighborhoods & Areas
- Real Estate Market
- Who Lives Here
- Schools
- Amenities & Lifestyle
- HOA, CDD & Costs
- Commute Analysis
- Shopping & Dining
- Pros & Cons
- Neighborhood Comparisons
- Hidden Things to Know
- Momentum Expert Insight
- Live Listings & Recent Sales
- Flood Zones & Insurance
- Internet & Connectivity
- The Tax Reality
- What Your Budget Buys
- The Future of the Area
- Resale Liquidity
- The Buyer Playbook
- Questions to Ask
- Mistakes to Avoid
- Frequently Asked Questions
Executive Summary
Bellbrooke runs two builders on the far Westside: Dream Finders 50-foot collection from 265,990 dollars and 60-foot from 341,990 per the builder pricing page in June 2026, and KB Home from about 245,990 per NewHomeSource.
No CDD, an HOA reported around 71 dollars per month, and plans spanning roughly 1,286 to 3,498 square feet give the community an unusually wide ladder for the price.
The location bet is the Cecil Commerce Center and First Coast Expressway corridor: employment gravity moving west faster than retail follows.
Quick Facts
| Category | Detail |
|---|---|
| Location | Off Normandy Boulevard, far Westside near Maxville |
| County | Duval County |
| ZIP code | 32234 |
| Homes | Single-family by KB Home and Dream Finders (50 and 60 foot collections) |
| Built | KB section opened September 2024; actively selling |
| Home sizes | About 1,286 to 3,498 square feet across builders |
| Amenities | Dog park, playground, covered picnic area |
| Schools | Duval County Public Schools (confirm zoning by address) |
| Gate / HOA | HOA about 71 dollars per month reported; no CDD |
Community Overview & History
The Westside frontier
Normandy Boulevard west of the expressway is where Duval still prices like the past decade, and Bellbrooke plants two national builders on it just as Cecil Commerce Center stacks jobs fifteen minutes south.
How it feels on the ground today
Bellbrooke reads as an early-innings community: fresh parkway, both builders models open, the amenity basics in, and rural edges still visible past the back fences.
The Builder Collections
Two builders, three collections, one gate-free entry: match the collection to the budget.
Dream Finders 50-foot
From 265,990 dollars per the DFH pricing page in June 2026, plans from about 1,306 square feet.
Dream Finders 60-foot
From 341,990 dollars, plans to about 3,498 square feet; the family-size tier.
KB Home section
From about 245,990 per NewHomeSource, plans 1,286 to 2,766 square feet; KB lets buyers pick the lot and personalize.
Real Estate Market
Per builder and Jome data in June 2026, Bellbrooke spans roughly 245,990 to 431,990 dollars across the two builders.
The buyer pool is Cecil corridor workers, NAS Jacksonville commuters, and value hunters pushed west by the rest of the metro.
This is appreciation-by-infrastructure territory: the expressway and commerce center drive the long case.
Who Lives Here
Bellbrooke draws Cecil Commerce Center and NAS Jax workers, first-time buyers, and families buying square footage the urban core cannot price.
Schools
Bellbrooke is served by Duval County Public Schools, with attendance zones by home address, plus private and charter options nearby. Confirm the exact zoning for a Bellbrooke address before you buy. Dream Finders lists Mamie Agnes Jones Elementary and Baldwin Middle-High for the community; confirm current zoning by address.
Amenities & Lifestyle
The basics, deliberately: the price point is the amenity.
Dog park
The community gathering spot.
Playground and picnic area
The family layer.
No pool
No aquatic campus advertised; that absence keeps the HOA near 71 dollars.
The rural edge
Maxville horse country starts past the back fence; that openness is part of the buy.
HOA, CDD & Costs
HOA was reported at about 71 dollars per month by Jome in June 2026; confirm the current schedule.
No CDD per both builders marketing, the headline of the monthly math.
KB and DFH sections may carry different schedules; confirm for the specific section.
Commute Analysis
| Destination | Typical drive |
|---|---|
| First Coast Expressway (SR-23) | About 10 minutes |
| Cecil Commerce Center | About 15 minutes |
| Oakleaf Town Center | About 20 minutes |
| NAS Jacksonville | About 25 minutes |
| Downtown Jacksonville | About 30 minutes |
Bellbrooke works the Normandy and SR-23 math: Cecil and the expressway carry the commutes, and downtown is the half-hour leg.
Shopping & Dining
Daily basics run Normandy Boulevard toward the expressway, with Oakleaf Town Center as the full retail run twenty minutes out.
Pros and Cons
Pros
- Entry pricing from the mid $240s
- No CDD
- Two builders, wide plan ladder to 3,498 sf
- Cecil Commerce Center employment gravity
- Rural openness at the metro edge
Cons
- Retail is thin this far west
- No pool or amenity campus
- Two-lane stretches of Normandy at peak
- Builder inventory competes with resale
- Schools zone toward Baldwin; verify fit
Bellbrooke vs. Comparable Communities
| Community | How it compares to Bellbrooke |
|---|---|
| Trails West | The LGI flagship nearby backing Jennings State Forest; the volume comparison. |
| Wyndbrook | The D.R. Horton entry townhome alternative near Oakleaf. |
| Westport Landing | The LGI option inside Villages of Westport. |
Hidden Things Buyers Should Know
The Baldwin school zone
The community lists toward Mamie Agnes Jones Elementary and Baldwin Middle-High, a small-school zone that some families seek out and others avoid; decide which you are.
The KB personalization lever
KB Home builds to order on chosen lots, which is rare at this price; patient buyers can spec rather than settle.
Infrastructure beta
The First Coast Expressway keeps rewriting Westside drive times; Bellbrooke is early on that curve, which is the appreciation case and the construction-era annoyance.
Momentum Expert Insight
Bellbrooke is a bet on the western jobs map with two builders subsidizing the entry: the cheapest wide plan ladder in Duval right now.
My advice is to cross-shop both builders in one visit, verify the school fit, and buy ahead of the expressway curve, not after it.
Selling a Home in Bellbrooke
Resale prices against two builder sheets until buildout; the no-CDD line and any KB personalization are the stories to market.
We price from the freshest closed comparables in the right collection.
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Flood Zones & Insurance
Jacksonville sees coastal, river, and creek flooding, and pockets near the St. Johns River tributaries can sit in higher-risk zones. Jacksonville participates in the FEMA Community Rating System at a class 6, which earns flood-insurance discounts of about 10 percent for homes outside a special flood hazard area and about 20 percent for homes inside one.
The reliable move is to pull the FEMA flood designation for the exact Bellbrooke address before you write an offer, since two homes in the same area can fall in different zones. A home in Zone X can cost far less to insure than one near water in Zone AE. Get a bindable flood and homeowners quote during your inspection period, so the cost is in your monthly math before you commit, not after.
Internet & Connectivity
The Jacksonville metro is served by Xfinity (Comcast) cable across nearly all addresses and by AT&T with DSL almost everywhere plus fiber to a growing share of homes. If working from home matters, confirm the options, and fiber in particular, at the specific Bellbrooke address rather than assuming.
The Tax Reality
Duval County total millage runs roughly 17.9 to 18.5 mills depending on the taxing district. The Florida homestead exemption for 2026 is 51,411 dollars for those who qualify, and the deadline to file a new homestead exemption is March 1.
The trap to plan for is the post-sale reset: when you buy, the Save Our Homes cap from the previous owner ends and the assessed value resets to the new just value, so your second-year tax bill is often higher than the seller current one. Budget the true number, and confirm whether the specific home carries a CDD or other assessment that is billed separately from the millage and is not reduced by the homestead exemption.
What Your Budget Buys Here
The same budget buys very different homes across Bellbrooke and the surrounding area, depending on age, size, lot, and condition. Rather than anchor on the asking price or the neighborhood average, price any specific home off the most recent comparable sales, and weigh what your money would buy in the nearby alternatives before you commit.The Future of the Area
Duval County continues to grow, with new rooftops, retail, and road work reshaping parts of the area. That growth supports long-run demand, but it can also add competing inventory and construction traffic in the near term, so factor both the upside and the disruption into your timing and your pricing.Resale Liquidity
How quickly a Bellbrooke home resells comes down to presentation, condition, and pricing against the latest comparable sales rather than the neighborhood average. Homes that are priced correctly and shown well tend to move, while overpriced or dated homes sit. We track the active and sold comparable set so a Bellbrooke home is priced to the real market.The Bellbrooke Playbook
If you are buying in Bellbrooke, here is how we would approach it: pull the flood zone and a real insurance quote for the specific address, confirm the HOA dues and whether a CDD applies, compare what your budget would buy nearby, and price the home off the closest comparable sales rather than the asking price. If you are buying any new-construction home, bring your own agent before you register, since the on-site representative works for the builder, not for you.
Questions We Would Ask Before Buying Here
Ask the seller
- What flood zone is this exact address in?
- What are the HOA dues, and is there a CDD or special assessment?
- What did the last few comparable homes actually sell for?
- How old are the roof, HVAC, and water heater?
- What is the true second-year tax estimate after reassessment?
Ask yourself
- Does the commute to work, schools, and daily life actually work?
- Do I need fiber internet, and is it at this address?
- Am I pricing against the right comparable sales, not the average?
- Does the lot and the condition fit my budget and my resale plan?
Mistakes to Avoid
The common ones around Bellbrooke: trusting the seller current tax bill instead of the post-sale reset; skipping the address-specific flood check; assuming fiber is at every home; and pricing off the neighborhood average rather than the closest comparable sales. Each is avoidable with the right diligence, which is exactly where having your own agent pays off.
Frequently Asked Questions
Where is Bellbrooke?
Who builds in Bellbrooke?
What do homes cost?
Is there a CDD?
What is the HOA?
How big are the homes?
What amenities are included?
What schools serve it?
How far is Cecil Commerce Center?
How far is downtown Jacksonville?
Can I pick my lot and floor plan?
Are quick move-ins available?
Is Bellbrooke a good investment?
How does it compare to Trails West?
Who should I call about Bellbrooke?
Do I need my own agent to buy here?
Related Reading
If you are weighing Bellbrooke against the rest of the Westside value map, these guides are a good next step.