Bentwater Place Homes for Sale in Intracoastal West, FL

The working numbers: neighborhoods.com as of June 2026 reported a median sale price around $412,450 for Bentwater Place, with recent closings roughly $327,500 to $525,000 and price per square foot near $256. The spread is renovation depth plus product type: original-condition and fully updated homes share the same streets but trade as different markets, and the attached homes run on separate math from the detached, so comp the condition tier and the product type, not the community average.

The buyer pool is Southside and Mayo commuters buying the Kernan seat, UNF faculty, staff, and graduate households a few minutes from campus, beach-adjacent buyers priced out of the zips east of the Intracoastal, first-time buyers choosing established 90s-2000s product over attached new construction at the same payment, and renovators working the spread between original and updated pricing. With roughly 407 homes, inventory comes in modest trickles, so prepared buyers with financing set tend to win the clean listings.

Read the tape with the mixed product in mind: a portal median that blends attached and detached sales will mislead in both directions, and a community this size still goes weeks between closings in some seasons. The clean read is the last several closed sales inside the community sorted by product type, condition, and square footage, plus surrounding Kernan-corridor comps for direction. Verify every figure against current third-party data and the actual closed record, since published numbers go stale fast.

One community, one general era, with renovation depth, square footage, and product type doing the separating. Figures below are third-party with dates; price off recent closed sales of comparable condition and product type rather than any blended average.

The attached product neighborhoods.com notes and the smaller detached homes toward the 1,262 square foot end anchor the bottom of the band, with closings reported down around $327,500 (neighborhoods.com, June 2026). These are the corridor entry plays, but comp attached against attached and detached against detached; blending the two flatters one and punishes the other.

Renovated 3BR and 4BR detached homes in the middle of the footprint range, with newer roofs, updated kitchens and baths, and modernized systems. These cluster around the neighborhoods.com-reported median of roughly $412,450 (June 2026) and compete directly with newer Kernan-corridor construction; the low fee structure, the mature lot, and the no-CDD-reported tax bill are the case for the older house.

The biggest footprints toward 2,828 square feet and 5 bedrooms with complete renovations, reaching toward the $525,000 end of reported closings (neighborhoods.com, June 2026). At this end verify the comp set carefully: the top of a 407-home community trades thin, and one strong renovation sale can look like a trend when it is a single data point.

A simple, low-cost amenity core funded by one of the lightest HOAs in the corridor, with no CDD reported behind any of it.

The community playground anchors the family amenity package, funded through an HOA that runs a few hundred dollars per year rather than a master-plan fee stack. Simple, built, and paid for.

A trail runs through the community for the daily loop, a practical amenity that costs the association little to maintain and gets used far more than most resort packages. Verify current condition during diligence.

A public park sits next to the community, effectively extending the green space without adding a dollar to the HOA budget. For buyers comparing fee-loaded master plans, park-adjacent at a few hundred a year is the quiet win.

Groceries, restaurants, and daily services line Atlantic Boulevard minutes north of the entrance and the Kernan corridor south toward JTB, with the beaches retail strips east and the Town Center cluster west when the errand gets bigger.

The Atlantic Boulevard corridor minutes north of the entrance carries the daily load: groceries, pharmacies, hardware, and a deep restaurant bench between Kernan and Hodges. The Kernan corridor south adds more options toward UNF and JTB, St. Johns Town Center handles the premier retail and dining runs about 10 to 15 minutes away, and the beaches commercial strips sit roughly 10 to 15 minutes east when the errand doubles as an ocean trip.

An HOA around $300 to $353 per year with no CDD reported is one of the lightest carrying structures in Intracoastal West, where newer master plans commonly run dues many times higher plus a CDD assessment riding the tax bill for decades. Run the full payment comparison against a newer community at the same sticker and the Bentwater Place house frequently carries hundreds of dollars a month lighter; buyers who only compare list prices miss it.

Per neighborhoods.com the community includes some attached homes alongside the detached majority, and a blended median across both flatters the attached and undersells the detached. Sort every comp by product type before you trust it, and confirm what a specific listing actually is, because portal records do not always label attached product clearly.

The adjacent public park effectively extends the community green space at zero HOA cost, which is part of how the fee stays where it is. Buyers comparing amenity-loaded master plans should count it: a playground, a trail, and a park next door cover most of what buyers actually use, without the fee stack that funds the parts they do not.

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 Bentwater Place 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.

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 Bentwater Place address rather than assuming.

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.