Cedar Creek Landing

Executive Summary

Cedar Creek Landing is the boating-access price story of Jacksonville: a gated 1987 condominium of roughly 60 units directly on the Cedar River, with a pool, tennis court, riverfront dock and gazebo, a boat ramp, and association boat slips and storage, at recent active asks of roughly $85,000 to $105,000 for two bedroom units (realtor.com network portal data, accessed June 2026). Almost nothing else in the city puts a private community ramp and slip access under a six figure entry, and that single fact is the thesis of this page.

The diligence load is association-shaped, not unit-shaped: a 1987 building sits squarely under the post-2021 Florida condo framework of structural inspections and reserve funding, lender condo-project review will read the budget and reserves closely, and the rental mix here is meaningful enough to affect owner-occupancy ratios and loan programs. Get the budget, reserve study, insurance certificate, milestone inspection status, and rental numbers in writing before you write an offer.

Name confusion is a real hazard: this is NOT Cedar Creek, the Dream Finders community in 32218 on the Northside, not Cedar Creek Farms, and not Cedar Hills. Portals mix the Cedar names constantly. Cedar Creek Landing is the gated riverfront condo at 5615 San Juan Avenue in 32210, and comps, schools, and HOA data pulled for any of the other Cedars are worthless here.

Quick Facts

Community Overview & History

A 1987 boating condo the market mostly forgot to price

Cedar Creek Landing went up in 1987 as a single gated three story building of roughly 60 condominium flats on the Cedar River bank at 5615 San Juan Avenue (mycondoplans.com building data, accessed June 2026), in the Hyde Park area of the Westside. The brief was unusual then and is nearly extinct now: take a modest residential condo and bolt a private waterfront program onto it, with a dock and gazebo on the river, a boat ramp, slips and boat storage run through the association, plus the standard pool and tennis court. The core unit is a two bedroom flat of about 1,115 square feet, with larger two bedroom layouts running roughly 1,311 to 1,412 square feet. Nearly four decades later, the building trades at entry-condo prices while carrying an amenity set that waterfront communities elsewhere in the city charge multiples for, and that mismatch is exactly why buyers who actually own boats keep finding it.

What the Cedar River position actually buys you

The water is the headline: the Cedar River runs past the community dock into the Ortega River and from there into the St. Johns, which means downtown Jacksonville, the Intracoastal connections, and the whole regional waterway are reachable from the community ramp without trailering anywhere. On land, the position is workmanlike Westside: San Juan Avenue connects to Roosevelt Boulevard and I-295 within minutes, NAS Jacksonville is a short run down Roosevelt, and the Ortega, Avondale, and Riverside dining and shopping districts sit one bridge-and-corridor hop east. The trade is the setting: this is an older, mixed commercial-and-residential stretch of the Westside, not a manicured suburb, and buyers should price the location as river access plus commuting math rather than streetscape charm.

What You Are Actually Buying

One gated building, a tight set of two bedroom plans, and a price band that starts lower than almost any other private-boat-access ownership in the city. Figures below come from portal and building-data sources with dates attached; the community is only about 60 units and trades thinly, so verify against the latest closed sales for the exact plan and condition.

The core two bedroom flat: the cheapest slip-adjacent door in town

Roughly 1,115 square feet, the plan that makes up most of the building, with recent active asks clustering around $85,000 to $98,000 (realtor.com network portal data, accessed June 2026). At these numbers the unit is effectively the membership fee for the ramp, dock, and slip program, and condition drives the spread: original late-1980s finishes price like a project, updated units price like a product.

The larger two bedroom layouts: more room on the same river

End and upper layouts run roughly 1,311 to 1,412 square feet, including 2/2.5 plans, with a 1,347 square foot unit recently asking $105,000 (realtor.com network portal data, accessed June 2026). The extra footage buys a real second bedroom and living space rather than a bigger price tier, which keeps the all-in math attractive for owner-occupants who plan to stay.

The boat program: the asset that is not on the deed

The dock, gazebo, ramp, slips, and boat storage belong to the association, not to any unit, and how slips are assigned, waitlisted, or charged is governed by association rules that can change. Before you buy for the boating, get the current slip and storage availability, costs, and rules in writing from the association, because the difference between a slip in hand and a place on a list is the difference between the thesis of this purchase working on day one or someday.

Real Estate Market

The working numbers: recent active listings have asked roughly $85,000 to $105,000, spanning the 1,115 square foot core plan up to a 1,347 square foot 2/2.5 (realtor.com network portal data, accessed June 2026), and unit-research sources have shown the building trading in a band reaching toward $150,000 for the best units in recent cycles (highrises.com and mycondoplans.com data, June 2026). With only about 60 units, sample sizes are tiny; price off the latest closed sales for the exact plan and condition rather than averages.

The buyer pool is specific and that is the opportunity: boat owners doing the slip-and-storage math against marina rates, investors underwriting the rental demand an attainable Westside two bedroom generates, and entry buyers who want gated, amenity-rich ownership at the lowest sticker in the area. Because the boating program is the differentiator, units here compete less with generic Westside condos and more with the cost of keeping a boat anywhere else in Jacksonville.

The honest comparison is all-in monthly plus boating cost: price, condo fee, insurance, the reserve-funding trajectory, and what you would otherwise pay for a slip or dry storage on the Ortega or St. Johns. Run that against the nearby attainable condos without water access, and weight the financing picture heavily, because a 1987 association that clears lender condo review keeps a far wider resale buyer pool than one that has slipped to cash-and-portfolio territory. Ask that question on day one here.

Market Position

Cedar Creek Landing draws boat owners who want a ramp, dock, and slip program at an ownership price below most annual marina bills, NAS Jacksonville personnel and Westside commuters who want the Roosevelt and I-295 corridor minutes away, entry buyers and downsizers who want gated lock-and-leave at the lowest sticker around, and investors underwriting steady rental demand for an attainable two bedroom with amenities.

Schools

A Cedar Creek Landing address is served by Duval County Public Schools, with attendance zones set by home address. Zones, school grades, and program options change as the district adjusts boundaries and offerings, and portal school fields are especially unreliable here because the Cedar-named communities sit in different parts of the county, so confirm the exact current zoning and ratings for this specific address directly with the district before you buy.

Amenities & Lifestyle

An amenity set that punches far above the price band, funded by the condo fee and anchored by the river. Everything below belongs to the association, so its health and rules are part of every line item.

Riverfront dock and gazebo

The signature amenity: a community dock and gazebo directly on the Cedar River, which turns the common grounds into waterfront the building shares. Dock condition on your tour is also the fastest read on how the association maintains its most exposed and most expensive assets.

Boat ramp, slips, and boat storage

The reason this page exists: a private community ramp plus slips and boat storage administered through the association, with the Cedar River running to the Ortega River and the St. Johns beyond. Availability, assignment rules, and any slip or storage fees are association matters; get them in writing before you treat the boating program as yours.

Pool and tennis court

The standard club package, rare at this sticker: a community pool and a tennis court maintained by the association. Like the dock, their upkeep is a visible proxy for budget health, and at roughly 60 units the amenity load per door is worth checking against the fee.

Gated entry

Controlled access at the street, a meaningful feature on a mixed commercial corridor and a real differentiator against the surrounding rental stock. Confirm how access works for slip users, guests, and trailers, since the boating traffic is part of daily life here.

HOA, CDD & Costs

This is a condominium association at 5615 San Juan Avenue, and the monthly fee, what it covers, and the slip and storage cost structure must be verified directly with the association; we will not quote a number we have not confirmed. Expect the fee to carry building exteriors, grounds, the pool, tennis court, gate, and the waterfront assets, and expect the dock, ramp, and seawall-adjacent items to be the heaviest lines in any honest budget.

A 1987 building sits fully inside the post-2021 Florida condo framework: milestone structural inspections and structural integrity reserve studies with real funding requirements, which ended the old practice of waiving reserves to keep fees low. Roofs, paint, paving, and especially marine structures are expensive at this age, so the reserve study and any special assessment history are the most important documents in the deal. An honestly funded association is a safe buy at a fair fee; a deferred one is a special assessment wearing a low fee.

Budget for lender condo-project review as part of your timeline and ask the hard questions immediately: owner-occupancy ratio, recent lender approvals, insurance status including wind and flood on a riverfront parcel, litigation, and leasing rules. A small association with a meaningful rental mix can run into the owner-occupancy thresholds some loan programs require, which pushes deals toward larger down payments or different products. None of that is a dealbreaker by itself; discovering it in week three of a contract is.

Commute Analysis

The land math is simple Westside arithmetic: Roosevelt and I-295 within minutes, NAS Jacksonville an easy run south, and the Ortega-Avondale-Riverside chain handling dining and errands to the east. The water math is the bonus: by boat, the Cedar River reaches the Ortega River and then the St. Johns, which puts downtown and the regional waterway on the table without ever hooking up a trailer.

Shopping & Dining

Daily needs run along San Juan Avenue, Blanding Boulevard, and the Roosevelt corridor, with groceries, pharmacies, and big-box retail within a few minutes in the Roosevelt Square and Ortega area. The character dining and shopping live one hop east in Avondale and Riverside, about 5 to 15 minutes, with the Shoppes of Avondale and Five Points carrying the restaurant and cafe load. The Orange Park retail spine down Blanding widens the options south, and downtown Jacksonville is 15 to 20 minutes for everything else.

Pros and Cons

Cedar Creek Landing vs. Comparable Communities

Hidden Things Buyers Should Know

The boating program is association property, so paper it

The ramp, dock, gazebo, slips, and storage are common elements or association-administered assets, not deeded rights of your unit. Slip assignment, waitlists, fees, trailer rules, and liveaboard or vessel-size limits all live in the documents and can change by board action. If the boat is why you are buying, make slip or storage availability a written contingency-level question before contract, not a move-in surprise.

The Cedar name trap corrupts everything downstream

Cedar Creek Landing in 32210 is routinely confused with Cedar Creek, the Dream Finders community in 32218, plus Cedar Creek Farms and Cedar Hills. Portals merge them, which poisons comps, school fields, fee data, and even photos. Verify every data point against the address, 5615 San Juan Avenue, and treat any figure that does not tie to that address as belonging to a different community, because it probably does.

Marine assets age faster than buildings

Docks, ramps, gazebos, and bulkheaded riverfront take more weather than anything else the association owns, and they are exactly the items a thin budget defers. Read the reserve study for the waterfront line items specifically, ask when the dock and ramp were last rebuilt or repaired, and walk them on your tour. A community priced on its water access is only as healthy as the structures that deliver it.

Momentum Expert Insight

Selling a Home in Cedar Creek Landing

Lead with the two facts that move buyers here: the boating program, with the ramp, dock, slips, and storage spelled out exactly as the association currently runs them, and your unit condition relative to the original late-1980s stock. If you have updated, itemize it with dates. Then remove the doubt that kills deals in small older associations: have the budget, reserve study, milestone inspection status, and insurance certificate ready at listing, and know whether the project currently clears conventional condo review.

Market to the specific pools deliberately: boat owners comparing your fee structure to marina rates, NAS Jacksonville and Westside commuters, and investors buying the rental demand. Price with sources, citing recent activity in the roughly $85,000 to $105,000 active band (realtor.com network portal data, accessed June 2026), make absolutely sure your listing is not tagged to the wrong Cedar community on the portals, and let the river do the photography.

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 Cedar Creek 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 Cedar Creek 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 working band: recent active listings roughly $85,000 to $105,000 for two bedroom units of about 1,115 to 1,347 square feet, with building research showing recent-cycle trading reaching toward $150,000 for the best units (realtor.com network, highrises.com, and mycondoplans.com data, accessed June 2026). The same dollars elsewhere buy a landlocked entry condo with no water program, or roughly one to two years of marina and storage bills with nothing owned at the end. The real budget line is the monthly: price, the condo fee verified with the association, insurance on a riverfront 1987 building including the wind and flood questions, any slip or storage charges, and the reserve-funding trajectory. Run it against Solano Grove, Osprey Branch, and Merrill Pines with current documents; the sticker is the headline, the association budget is the price, and the boating program is the asset none of the comparisons can match.

The Future of the Area

Resale Liquidity

Resale here rides on a scarcity that is structural: Jacksonville is not building sub-$150K condos with private ramps, docks, and slip programs, so the boating buyer pool sits permanently under this building as long as the association keeps the waterfront assets healthy. The risks to monitor are exactly the ones that gate the purchase: a 1987 association under modern Florida inspection and reserve rules, the insurance market on riverfront product, and the financing picture, since a project that slips out of conventional condo eligibility narrows its exit to cash and portfolio loans. Sellers who keep the documents current, keep the listing tied to the correct Cedar on every portal, and present the dock, ramp, and slip program with the association paper to back it will outsell the building average through any cycle.

The Cedar Creek Landing Playbook

How we would buy here: confirm the address first, 5615 San Juan Avenue in 32210, so every comp, school field, and fee figure ties to the right Cedar. Request the association budget, structural integrity reserve study, milestone inspection status, insurance certificate, owner-occupancy ratio, leasing rules, and the written slip and storage policy before writing, and start lender condo-project review the day the contract signs, since that review is the long pole in a small 1987 association. Inspect like the age: HVAC and water heater dates, electrical panel, water-intrusion history on a riverfront site, and a physical walk of the dock, ramp, and gazebo. Confirm school zoning with Duval County Public Schools directly. And price off closed sales for the exact plan and condition tier, because a 60-unit building does not generate enough volume for averages to mean anything.

Questions We Would Ask Before Buying Here

Mistakes to Avoid

The expensive mistakes at Cedar Creek Landing: assuming the slip comes with the unit and learning the waitlist after closing; pulling comps or fee data from Cedar Creek in 32218 or another Cedar-named community and pricing off a different product entirely; treating the sticker as the price and skipping the reserve study and milestone inspection status on a 1987 riverfront building; choosing a loan program before learning the owner-occupancy ratio; and skipping the physical dock and ramp walk when the water program is the reason for the purchase. Every one of these is a verification problem, every one has sunk deals in small older condo associations, and every one is cheap to avoid before contract.

Live Market: Homes for Sale & Recent Sales

Live MLS inventory for Cedar Creek Landing 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

Related Reading

Shopping the riverfront side of Jacksonville more broadly? Start here.