Biscayne Bay

Executive Summary

Biscayne Bay is the deep end of attainable on the Northside: 2000s-era townhomes where portal-reported actives have run from about $185,000 for a 1,220 sq ft two-bedroom to $229,900 for a 1,588 sq ft three-bedroom (Homes.com and Watson Realty listing pages, June 2026). At that band, buyers who assumed Jacksonville townhome ownership starts in the mid $200s get a second look.

The carrying cost is reported but needs verification: portal listings have shown an HOA around $443 per quarter, roughly $148 a month, with no CDD reported. Confirm the current fee, exactly what it covers, and the tax bill on the specific unit before you write; at this price band, a $50 monthly swing changes the math more than it would elsewhere.

Know two things going in. First, the location is logistics-first: Dunn Avenue to I-95 in minutes, River City Marketplace for retail, and Jacksonville International Airport roughly 10 to 15 minutes. Second, a community at this price band likely carries meaningful rental and investor presence; verify the current leasing rules and owner-occupancy mix with the association if either matters to your plans or your loan program.

Quick Facts

Community Overview & History

The deep-attainable attached entry off Dunn Avenue

Biscayne Bay delivered as straightforward 2000s production townhomes on Biscayne Bay Drive and Biscayne Bay Circle, reached off Dunn Avenue and Biscayne Boulevard. The product splits into two basic stories: smaller two-bedroom plans around 1,220 to 1,424 sq ft, and larger three-bedroom, 2.5-bath plans up to about 1,588 sq ft, generally with one-car garages on the bigger units. Portal records report mid-2000s construction, around 2005 to 2007, which means the community is fully built out and everything trades as resale. Verify the exact year built and the condition of original-era systems (roof, HVAC, water heater) on the specific unit, because at nearly twenty years old, those line items are due or done.

What the address is actually buying

Payment and position. The community sits in the Dunn Avenue corridor of the Northside, minutes from the I-95 interchanges, with River City Marketplace handling the big-box and dining run and Jacksonville International Airport roughly 10 to 15 minutes north. Portals report a pool, playground, and common green space inside the community, funded by the reported quarterly HOA. There is no gate and no resort amenity package, which is exactly why the sticker starts where it does. One housekeeping note: some portals map this community inside a wider Biscayne or Biscayne/Turtle Creek district, and the Garden City area nearby shares naming too. The community itself is the townhome streets named Biscayne Bay; make sure your search and your comps stay inside it.

What You Are Actually Buying

One community, two basic product stories, a tight band. Figures below are portal-reported actives; verify current numbers off the latest closed sales, since thin attached inventory moves the band quickly.

The two-bedroom entry: portal actives from about $185,000

The smaller plans, roughly 1,220 to 1,424 sq ft. Recent portal-reported actives included a 1,220 sq ft two-bedroom at $185,000 and a 1,424 sq ft unit at $190,000 (Homes.com, June 2026). This is among the lowest townhome entry points in the city for the square footage; condition and original-era systems are what separate units.

The three-bedroom plans: portal actives to about $229,900

The 3BR/2.5BA two-story plans up to roughly 1,588 sq ft, generally with a one-car garage. Portal-reported actives have run from about $219,800 for end units to $229,900 for the largest plans (Homes.com, June 2026). for buyers and roommate households, the extra bedroom usually earns its premium at resale.

Interior versus end units

End units carry extra light and one fewer shared wall and tend to ask and resell at a modest premium. Pay it if you plan to hold; the interior units are the pure value entry in a community where payment is the whole pitch.

Real Estate Market

The working band is the mid $180s to about $230,000 on portal-reported actives (Homes.com and Watson Realty listing pages, June 2026), with the split driven by bedroom count and size rather than floorplan variety. Price off the last few closed sales of your configuration, not the active asks; at this band the spread between list and close tells you more than the averages do.

The buyer pool is first-time buyers running payment math, airport-corridor and logistics workers, and investors underwriting rental yield, and the rental presence is real: units in the community appear on rental portals. That investor demand supports liquidity but also shapes the street-level mix; ask about current owner-occupancy if your loan program or your plans care about it.

Mid-2000s construction is the inflection point for big-ticket systems. A unit with a documented newer roof, HVAC, and water heater is genuinely worth more here than the same floorplan with originals, and the inspection should price that difference, not the listing photos.

Market Position

Biscayne Bay draws first-time buyers who want to own for less than many Jacksonville rents, airport and logistics-corridor workers who live on the I-95 interchanges, budget-focused downsizers who want low-maintenance attached living, and investors underwriting yield on one of the lowest-sticker townhome assets on the Northside.

Schools

A Biscayne Bay address is served by Duval County Public Schools, with attendance zones set by home address. Northside zones have shifted as the corridor grows, so confirm the exact current zoning for the specific address with the district before you buy rather than relying on listing-page school fields.

Amenities & Lifestyle

Modest and functional: enough common amenity to anchor the community, with the corridor doing the heavy lifting.

Reported community basics

Portals report a pool, playground, and common green space, maintained through the association. Confirm the current amenity set and condition on a visit; reported amenities and present-day amenities are not always the same thing in a twenty-year-old community.

River City Marketplace

The Northside big-box and dining cluster minutes away: groceries, retail anchors, and restaurants without crossing the river.

The Dunn Avenue corridor

Everyday errands, gas, and quick food along Dunn Avenue, with the I-95 interchange at the end of it.

The interchange position

I-95 close by, the airport in roughly 10 to 15 minutes, downtown in about 15 to 20, and the Northside logistics-employment corridor in between.

HOA, CDD & Costs

Portal listings have reported an HOA around $443 per quarter, roughly $148 a month, typically covering common areas and the reported amenity set. Confirm the current figure directly with the association, along with exactly what it covers (especially exterior and roof responsibility, which varies by community documents) and any planned increases or assessments; in a 2000s-era community, the reserve picture for roofs and the pool matters.

No CDD is reported. Verify on the estimated tax bill for the specific unit rather than the listing remarks; it takes one line to read and it anchors the monthly math that makes this community work.

If you are buying with rental plans, get the current leasing rules in writing before you close. Communities at this band carry investor presence, associations sometimes move to restrict leasing, and the rules can change after you buy. If you are buying to occupy, the same document tells you what your future resale pool looks like.

Commute Analysis

The position is the product: I-95 at the end of Dunn Avenue, the airport and the logistics-employment corridor inside 15 minutes, and River City Marketplace handling the daily run in between.

Shopping & Dining

River City Marketplace covers groceries, big-box retail, and dining minutes from the community, the Dunn Avenue corridor handles the everyday errands, and downtown is about 15 to 20 minutes when the list gets longer.

Pros and Cons

Biscayne Bay vs. Comparable Communities

Hidden Things Buyers Should Know

The name is bigger than the community

Biscayne Bay the townhome community is a few streets off Dunn Avenue. Biscayne the district is a much larger swath of the Northside that portals also use, and the Garden City area nearby shares naming too. Search the wrong polygon and you pull comps from detached houses a mile away. Anchor every comp and every document to Biscayne Bay Drive and Biscayne Bay Circle specifically.

The systems are the real price

At mid-2000s vintage, the spread between a $185,000 unit with original roof and HVAC and a $200,000 unit with both replaced is not $15,000 of value, it is closer to a wash or better. Underwrite the big-ticket systems into your offer; at this band they are a third of the down payment conversation.

The rental tape is public homework

Units from the community show up on rental portals, which tells you two useful things: the investor presence is real, and the rent comps are checkable. Buyers can use those rents to sanity-check value, and owner-occupants can use them to gauge what the streets feel like. Either way, read the leasing rules before you rely on them.

Momentum Expert Insight

Selling a Home in Biscayne Bay

Your buyer pool shops by payment and your comp set is tight: price off the last two or three closed units of your configuration, and lead the listing with the verified monthly math (current HOA figure, no CDD if confirmed on the tax bill). At this band, the listing that proves the payment wins the showing.

Document the systems. A receipts folder showing roof, HVAC, and water heater dates is worth more than staging in a mid-2000s community, and it pre-answers the inspection negotiation that decides most deals here. Name the community precisely in the remarks so buyers searching the wider Biscayne area land on the right product.

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 Biscayne Bay 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 Biscayne Bay 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 working band is the mid $180s to about $230,000 on portal-reported actives (Homes.com and Watson Realty listing pages, June 2026): roughly $185,000 for a 1,220 sq ft two-bedroom up to $229,900 for a 1,588 sq ft three-bedroom. The same dollars on the Northside buy an older detached house with land, deferred maintenance, and usually higher insurance, or fall short of newer attached product like Trout River Station by $30,000 to $50,000. Biscayne Bay is the deepest payment-first path of the three: lowest sticker, oldest systems, reported HOA around $443 a quarter and no CDD reported. Run all three options as all-in monthly numbers with realistic maintenance lines, not stickers, and budget the inspection findings into the offer rather than discovering them after.

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

Resale here rides the payment math and the corridor: airport and logistics employment keeps a steady buyer and tenant pool at the lowest townhome band on the Northside, and no CDD reported plus a moderate fee keeps the monthly competitive against newer attached product carrying bonds elsewhere. The risks to monitor are investor concentration, which can shape the street-level mix and some financing conversations, aging common elements as the community moves through its twenties, and the name confusion that sends buyers to the wrong polygon. Sellers who document system replacements, prove the monthly math, and name the community precisely trade through all three.

The Biscayne Bay Playbook

How we would buy here: anchor the search to Biscayne Bay Drive and Biscayne Bay Circle specifically, because the wider Biscayne district pollutes the comps. Verify the current HOA figure, coverage, and reserve picture with the association, and confirm no CDD on the estimated tax bill. Inspect mid-2000s systems like the money items they are: roof, HVAC, water heater, and the exterior envelope, with replacement dates in writing where they exist. Read the leasing rules even if you plan to occupy, since they shape your future resale pool. Then price off the closed tape, not the active asks, and let documented system replacements, not listing adjectives, justify any premium.

Questions We Would Ask Before Buying Here

Mistakes to Avoid

The expensive mistakes at Biscayne Bay: comping against the wider Biscayne district or nearby Garden City area naming instead of the community itself; treating the low sticker as the analysis and skipping the systems inspection on twenty-year-old construction; relying on a portal-reported HOA figure instead of the association current number and reserve picture; underwriting rental plans without reading the current leasing rules; and comparing the sticker against detached houses without adding their insurance and maintenance to the monthly. All five are verification problems, and all five are cheap to fix before contract and expensive after.

Live Market: Homes for Sale & Recent Sales

Live MLS inventory for Biscayne Bay Jacksonville. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Real closed prices beat any estimate.

Frequently Asked Questions

What is Biscayne Bay in Jacksonville?

A 2000s-era townhome community on Biscayne Bay Drive and Biscayne Bay Circle off Dunn Avenue and Biscayne Boulevard on the Northside of Jacksonville, 32218: two- and three-bedroom attached homes from roughly 1,220 to 1,588 square feet, now fully built out and trading as resale.

Is Biscayne Bay the same as the Biscayne area or Garden City?

No, and the confusion is common. Biscayne Bay is the specific townhome community on the streets named Biscayne Bay; the Biscayne district is a much larger Northside area that portals also use, and the nearby Garden City area shares naming in some records too. Anchor your search and your comps to the community streets specifically, and verify which community a listing actually sits in before comparing prices.

How much do townhomes in Biscayne Bay cost?

Portal-reported actives have ranged from about $185,000 for a 1,220 sq ft two-bedroom to $229,900 for a 1,588 sq ft three-bedroom (Homes.com and Watson Realty listing pages, June 2026). Inventory is thin, so verify current pricing off the latest closed sales rather than the active asks.

What is the HOA at Biscayne Bay?

Portal listings have reported an HOA around $443 per quarter, roughly $148 a month, generally covering common areas and the reported amenity set. Confirm the current figure, exactly what it covers on your specific unit, the reserve picture, and any planned increases directly with the association before you write.

Is there a CDD?

No CDD is reported for the community. Verify on the estimated tax bill for the specific unit; it is one line to read and it anchors the monthly math that makes this band work.

When was Biscayne Bay built?

Portal records report mid-2000s production construction, with individual units showing build years around 2005 to 2007. Verify the year built on the specific unit, and treat roofs, HVAC, and water heaters of that vintage as inspection priorities.

What floorplans are available?

Two basic stories: smaller two-bedroom plans around 1,220 to 1,424 sq ft, and three-bedroom, 2.5-bath two-story plans up to about 1,588 sq ft, generally with one-car garages on the larger units. Everything trades as resale, so condition and system replacements separate units more than floorplan variety does.

What amenities does the community have?

Portals report a pool, playground, and common green space maintained through the association, with no gate. Confirm the current amenity set and its condition on a visit, and lean on River City Marketplace minutes away as the practical retail and dining amenity.

How is the location for the airport and commuting?

Strong for the price: Dunn Avenue to I-95 in about 5 minutes, Jacksonville International Airport in roughly 10 to 15, downtown in about 15 to 20, and the Northside logistics-employment corridor in between, with River City Marketplace handling the retail run.

What schools serve Biscayne Bay?

Duval County Public Schools by attendance zone, set by home address. Northside zones have shifted as the corridor grows, so confirm the exact current zoning for the address with the district before you buy.

Can I rent out a townhome here?

Rental rules are set by the association documents and can change. The community shows real rental presence on portals, so get the current leasing policy in writing before buying with rental plans, and confirm the owner-occupancy mix if your loan program cares about it.

Are there many rentals in Biscayne Bay?

The price band attracts investors, and units from the community appear on rental portals, so meaningful rental presence is likely. That supports liquidity and gives you checkable rent comps, but verify the current owner-occupancy mix and leasing rules with the association rather than guessing from a drive-through.

How does Biscayne Bay compare to Trout River Station?

Trout River Station is 2018-2023 construction in the $220s to $230s with newer systems; Biscayne Bay is mid-2000s construction starting around the mid $180s on portal actives. The roughly $30,000 to $50,000 spread buys fifteen years of building age. If you can document recent system replacements here, the gap narrows; if everything is original, it does not.

Is Biscayne Bay a good first home?

For payment-first buyers, it is one of the lowest-sticker ownership paths on the Northside, with a moderate reported fee and no CDD reported. The trades are building age, shared walls, and likely rental presence. Inspect the systems hard, verify the association numbers, and decide on the trades, not the sticker.

Who should I call about Biscayne Bay?

Call Momentum Realty at (904) 351-6461 or use the form on this page, and we will connect you with the right agent.

Do I need my own agent to buy here?

Yes. The wins here are verification: the right community polygon, the real HOA figure and reserves, the tax bill, the leasing rules, and the systems inspection on 2000s-era construction. Your own agent works for you on all of it; the listing side does not.

Related Reading

Shopping the Northside and airport corridor more broadly? Start here.