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
- 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
The Carlton at Oak Landing is a 153-unit condominium community at 5811 Atlantic Boulevard, sitting directly on the water with its own dock, community boat slips, and kayak storage. It began life in 1969 as the Villa de Palmer apartments, Arnold Palmer was among the developers, and converted to condominiums in 2004.
The amenity set, a clubhouse with billiards, a fitness center, a community pool, and the waterfront dock, is unusual at this price point, and recent units have listed in the $160s to $190s, roughly $159 per square foot.
For pricing context, this is some of the most attainable waterfront-amenity condo product in Jacksonville. Note that a share of units are investor-owned rentals, so confirm the owner-occupancy mix and association health before you write.
Quick Facts
| Category | Detail |
|---|---|
| Location | 5811 Atlantic Blvd near the Pottsburg Creek water, between San Marco and Arlington |
| County | Duval County |
| ZIP code | 32207 |
| Homes | 153 condominium units |
| Built | Built 1970, converted to condominiums in 2004 |
| Home sizes | One and two-story buildings, value-priced units |
| Amenities | Pool, clubhouse, billiards, fitness, boat dock, slips, kayak storage |
| Schools | Duval County Public Schools (confirm zoning by address) |
| Gate / HOA | Condo association; fee covers exterior and amenities |
Community Overview & History
Attainable waterfront with a story
The Atlantic Boulevard corridor between San Marco and Arlington is one of the most central addresses in Jacksonville, minutes to downtown, the stadium district, and the Southside. The Carlton at Oak Landing is its value waterfront play, a converted 1970 community where the dock and the pool cost less than most landlocked condos.
How it feels on the ground today
The community reads as a quiet, leafy waterfront enclave off a busy corridor: the red-tile buildings around the pool, the clubhouse with the billiards room, kayaks on the racks, and sailboats riding at anchor off the dock. Investor units mix with owner-occupants, so unit condition varies widely.
The Community and What You Are Buying
The Carlton is about unit condition, position, and the association math, since the buildings repeat across the community.
Waterfront-side units
Units facing the water and dock carry the premium views.
Renovated versus original
1970 construction means renovation depth drives price more than anything else.
Owner-occupied versus investor units
A share of units are rentals; condition and financing implications follow from the mix.
Real Estate Market
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.
Who Lives Here
The Carlton draws value hunters: first-time buyers who want the pool and dock lifestyle under $200K, downsizers simplifying near San Marco, and investors who know the corridor rents.
Schools
The Carlton at Oak Landing 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 The Carlton at Oak Landing address before you buy.
Amenities & Lifestyle
The amenity set is the headline at this price point.
Boat dock and slips
A community dock and boat slips directly on the water, with kayak and paddleboard storage.
Pool
A community pool at the center of the campus.
Clubhouse and billiards
A furnished clubhouse with a billiards room.
Fitness center
An on-site fitness room covers the basics.
HOA, CDD & Costs
The Carlton is a condominium association, so the monthly fee covers exteriors, grounds, and amenities. Confirm the current fee, inclusions, reserves, and master insurance for the unit.
For a 1970-vintage association, review the budget, reserve study, and milestone inspection and assessment history carefully before you write.
Confirm financing eligibility early, since lenders underwrite older converted associations carefully, and confirm the rental mix if you need conventional financing.
Commute Analysis
| Destination | Typical drive |
|---|---|
| San Marco | About 10 minutes |
| Downtown Jacksonville | About 10 to 15 minutes |
| St. Johns Town Center | About 15 minutes |
| Jacksonville beaches | About 25 minutes |
| The water | Out the back door |
The Carlton sits mid-corridor on Atlantic Boulevard, so downtown, San Marco, and the Southside are all within fifteen minutes, and the dock turns the daily grind off the moment you get home.
Shopping & Dining
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.
Pros and Cons
Pros
- Waterfront dock, slips, and kayak storage at an entry price
- Pool, clubhouse, billiards, and fitness included
- Central location between San Marco, downtown, and the Southside
- Recent listings in the $160s to $190s
- A genuinely storied property, the 1969 Villa de Palmer
Cons
- 1970 construction, renovation and systems diligence required
- Converted association, review reserves and inspections carefully
- Investor-rental mix affects financing and feel
- Atlantic Blvd corridor noise near the front
- Values move with association health and the financing climate
The Carlton at Oak Landing vs. Comparable Communities
| Community | How it compares to The Carlton at Oak Landing |
|---|---|
| Beau Rivage | The riverfront high-rise alternative in Avondale, a comparison for buyers weighing style and fees. |
| Belle Rive Villas | The landlocked value-condo comparison, for buyers weighing water access against price. |
| San Marco | The premium neighbor, a comparison for buyers weighing address against value. |
Hidden Things Buyers Should Know
The dock math
A community dock with slips and kayak storage under $200K is nearly unique in Jacksonville; water access usually costs triple this.
Association first
On a 1970 conversion, the reserve study and inspection history matter more than the countertops. Read them before you fall in love.
The Palmer story
The Villa de Palmer origin, with Arnold Palmer among the developers, is a great piece of Jacksonville trivia and a nice resale hook.
Momentum Expert Insight
The Carlton at Oak Landing is the cheapest real water access in central Jacksonville: dock, slips, kayaks, pool, and a clubhouse at a price where most condos give you a parking lot view. The trade is 1970 bones and conversion-association homework.
My advice is to underwrite the association as carefully as the unit, confirm the rental mix and financing path early, and buy position, water side first, within the community.
Selling a Home in The Carlton at Oak Landing
Selling in The Carlton is about presenting the renovation, the water side, and the amenity story, and pricing correctly off the closest comparable sales.
We price from the most recent comparable units, account for renovation depth and the fee, and market the dock lifestyle to the full value-buyer pool.
Get a no-obligation home value for your The Carlton at Oak Landing home, based on real comparable sales in the community rather than an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
Whether you are buying, selling, or just gathering information about The Carlton at Oak Landing, drop your details below. Every inquiry comes straight to us, and we will personally help you and connect you with the right agent. No obligation, no spam.
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 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.
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 The Carlton at Oak Landing 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 The Carlton at Oak Landing 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 The Carlton at Oak Landing 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 The Carlton at Oak Landing home is priced to the real market.The The Carlton at Oak Landing Playbook
If you are buying in The Carlton at Oak Landing, 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 The Carlton at Oak Landing: 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 The Carlton at Oak Landing?
What is The Carlton at Oak Landing?
Is it true Arnold Palmer developed this property?
What do condos at The Carlton cost?
What amenities does The Carlton have?
Does The Carlton have boat slips?
What does the condo fee cover?
Are units at The Carlton rented out?
Is The Carlton safe to finance?
What schools serve The Carlton?
How far is The Carlton from downtown?
How far is The Carlton from the beach?
Is The Carlton in a flood zone?
Is The Carlton a good investment?
Who should I call about buying in The Carlton at Oak Landing?
Do I need my own agent to buy in The Carlton?
Related Reading
If you are weighing The Carlton against other value condo communities, these guides are a good next step.