Community Details at a Glance
The Homes
Type
Waterfront condominiums, 1970 conversion
Setting
St. Johns River frontage off Atlantic Boulevard
Amenities
Community dock and pool
Status
Established condo; price by unit to comps
Costs & Fees
Condo fee
Covers exteriors, grounds, amenities, and reserves
CDD
None
Reserves
Florida law now requires funded structural reserves; review the SIRS
Amenities
Water
Community dock on the St. Johns River
Pool
Community pool
Setting
Quiet, leafy waterfront grounds
Access
Minutes to San Marco, downtown, and the Southside
Location
Setting
Atlantic Boulevard corridor, San Marco to Arlington, ZIP 32207
Central
Minutes to downtown and the stadium district
Nearby
St. Johns Town Center and the beaches within reach
The Homes & Style
The Carlton appeals to first-time buyers, downsizers, and investors who want waterfront amenities at the lowest practical entry.
Recent units have listed in the $160s to $190s, around $159 per square foot, third-party and dated. Price a specific unit off the closest comparable sales.
The central location and the dock keep steady demand at this band, while association health and financing set the ceiling.
The Carlton is about unit condition, position, and the association math, since the buildings repeat across the community.
Units facing the water and dock carry the premium views.
1970 construction means renovation depth drives price more than anything else.
A share of units are rentals; condition and financing implications follow from the mix.
Living Here
The amenity set is the headline at this price point.
A community dock and boat slips directly on the water, with kayak and paddleboard storage.
A community pool at the center of the campus.
A furnished clubhouse with a billiards room.
An on-site fitness room covers the basics.
Everyday shopping runs along Atlantic and University Boulevards, with San Marco Square about ten minutes west for dining and the Town Center fifteen minutes east.
A community dock with slips and kayak storage under $200K is nearly unique in Jacksonville; water access usually costs triple this.
On a 1970 conversion, the reserve study and inspection history matter more than the countertops. Read them before you fall in love.
The Villa de Palmer origin, with Arnold Palmer among the developers, is a great piece of Jacksonville trivia and a nice resale hook.
Before You Offer
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 The Carlton at Oak Landing 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 The Carlton at Oak Landing 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.
Comparisons
Among value condos, Bishop's Court is a comparable gated condo conversion in Intracoastal West, while San Marco next door offers walkable single-family and historic character at a higher price. The Carlton wins on river frontage and a community dock at a value entry; the trade is condo-association living, where reserves decide your true cost.
If you want a yard and walkable village life, San Marco is the move up.
Who It Fits
The Carlton at Oak Landing fits buyers who want waterfront access at a value price, first-time buyers and investors who want a central location, and buyers who want a lock-and-leave with a dock and pool and will read the budget carefully.
Look elsewhere if you want a single-family home and yard, no association and full control, new construction, or are unwilling to underwrite condo reserves.
