The Complete Dunn's Creek Plantation Guide. (2026)

Executive Summary

Dunn's Creek Plantation is an established single-family community in the Oceanway area of North Jacksonville. It is one of the more affordable established communities on the north side, with mature landscaping, lakes, and quick access to the airport and I-95.

Homes are a range of single-family plans, many in the roughly 1,500 to 1,800 square foot range, which suits first-time buyers, families, and investors. The community appeals to buyers who want an affordable, established home with a quick commute to the airport and the north-side job centers.

For pricing context, homes in the Oceanway area have generally traded in the roughly 230,000 to 480,000 dollar range according to listing data, with a community average around the low 300,000s, depending on the plan, the lot, and the updates. Those numbers are third-party market context and not NEFAR statistics, so a specific home should be priced off recent comparable sales.

Quick Facts

Community Overview & History

Affordable, established living in Oceanway

Oceanway is one of the more affordable and convenient parts of North Jacksonville, prized for its quick access to Jacksonville International Airport, I-95, and the River City and town center shopping. Dunn's Creek Plantation is one of its established single-family communities, offering affordability and a settled, family-oriented feel.

How it feels on the ground today

Dunn's Creek Plantation reads as a settled, affordable community where the established homes, the lakes, the mature landscaping, and the quick airport and I-95 access are the headline draws. The range of homes appeals to first-time buyers, families, and investors who want value on the north side.

The Community and What You Are Buying

Dunn's Creek Plantation is an established single-family community, so the choice comes down to the floor plan, the lot, and the level of updating.

Floor plan

A range of single-family plans, many around 1,500 to 1,800 square feet, suits first-time buyers, families, and investors.

Lot and position

Lake and larger lots carry a premium, so the homesite matters to lifestyle and resale.

Updated versus original

Homes trade as both updated and largely original, so condition is a major factor in price.

Real Estate Market

Dunn's Creek Plantation appeals to first-time buyers, families, and investors who want affordable, established single-family living in North Jacksonville with quick airport and I-95 access.

Homes in the area have generally traded in the roughly 230,000 to 480,000 dollar range per listing data, with a community average around the low 300,000s, set by the plan, the lot, and the updates. Because conditions vary, a specific home should be priced from the closest comparable sales.

The affordability, the established setting, and the airport and I-95 access keep demand steady from buyers and investors who shop North Jacksonville.

Who Lives Here

Dunn's Creek Plantation draws first-time buyers, families, and investors who want affordable, established single-family living in the Oceanway area of North Jacksonville, with mature landscaping, lakes, and quick access to the airport and I-95.

Schools

Dunn's Creek Plantation is served by Duval County Public Schools, with elementary, middle, and high attendance zones assigned by home address. Confirm the exact zoning for a particular Dunn's Creek Plantation address with the district before you buy, since assignments can change.

Amenities & Lifestyle

Dunn's Creek Plantation pairs an established, affordable setting with its Oceanway location.

Lakes

Community lakes add to the setting.

Mature landscaping

Established trees and landscaping give the community a settled feel.

Affordability

One of the more affordable established communities on the north side.

Airport and I-95 access

Jacksonville International Airport, I-95, and the River City shopping are minutes away.

HOA, CDD & Costs

Dunn's Creek Plantation has an HOA that funds the common areas. Confirm the current dues and exactly what they include for a specific home.

Confirm any community rules and whether a CDD applies for the specific home before you write an offer.

Pull the flood designation for the specific address and a current insurance quote, since lake and lower lots can vary.

Commute Analysis

Dunn's Creek Plantation pairs an affordable, established setting with a convenient North Jacksonville location, where the airport and I-95 are minutes away and downtown and the River City shopping are a short drive, which keeps it connected while remaining one of the more affordable communities on the north side.

Shopping & Dining

Everyday shopping and dining are minutes away at the River City Marketplace and along the I-95 and Dunn Avenue corridors, with grocery, retail, and the airport close at hand and downtown a short drive. The location is one of the more convenient on the north side.

Pros and Cons

Dunn's Creek Plantation vs. Comparable Communities

Hidden Things Buyers Should Know

Affordable near the airport

Dunn's Creek Plantation is one of the more affordable established communities near the airport and I-95, which is the main reason buyers and investors shop here.

Confirm the HOA and any CDD

Confirm the HOA dues and whether a CDD applies for the specific home.

Condition drives price

Homes trade as both updated and original, so condition is a major factor in value.

Momentum Expert Insight

Selling a Home in Dunn's Creek Plantation

Selling in Dunn's Creek Plantation is about presenting the updates and the value to first-time buyers and investors, and pricing correctly against the closest comparable sales in the community.

We price from the most recent comparable homes, account for the lot and the condition, and market the affordability, the established setting, and the airport and I-95 access to the buyers who shop North Jacksonville.

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 Dunn's Creek Plantation 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 Dunn's Creek Plantation 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 Dunn's Creek Plantation 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 Dunn's Creek Plantation 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 Dunn's Creek Plantation home is priced to the real market.

The Dunn's Creek Plantation Playbook

If you are buying in Dunn's Creek Plantation, 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

Mistakes to Avoid

The common ones around Dunn's Creek Plantation: 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 Dunn's Creek Plantation?

Dunn's Creek Plantation is in the Oceanway area of North Jacksonville, in the 32218 area, minutes from Jacksonville International Airport and I-95.

What kind of community is Dunn's Creek Plantation?

Dunn's Creek Plantation is an established single-family community with affordable homes, lakes, and mature landscaping.

What do homes in Dunn's Creek Plantation cost?

Homes in the area have generally traded in the roughly 230,000 to 480,000 dollar range per listing data, with a community average around the low 300,000s. Those are third-party figures, not NEFAR statistics, so price a specific home off comparable sales.

What size are homes in Dunn's Creek Plantation?

Homes are a range of single-family plans, many around 1,500 to 1,800 square feet.

What schools serve Dunn's Creek Plantation?

Dunn's Creek Plantation is served by Duval County Public Schools. Confirm the exact zoning for an address with the district.

Is Dunn's Creek Plantation a good value?

For first-time buyers, families, and investors who want an affordable, established home near the airport and I-95, it is one of the better values on the north side, though condition varies.

How far is Dunn's Creek Plantation from the airport?

Dunn's Creek Plantation is about ten minutes from Jacksonville International Airport and about five minutes from I-95.

Does Dunn's Creek Plantation have an HOA?

Yes. Dunn's Creek Plantation has an HOA that funds the common areas. Confirm the current dues and inclusions for a specific home.

Is Dunn's Creek Plantation good for investors?

Its affordability and location appeal to investors, but confirm any current leasing rules with the HOA before you buy.

Is Dunn's Creek Plantation in a flood zone?

Lake and lower lots can vary, so pull the flood designation and an insurance quote for the specific address rather than assuming.

Does Dunn's Creek Plantation have lakes?

Yes. The community has lakes that add to its setting.

How far is Dunn's Creek Plantation from downtown Jacksonville?

Dunn's Creek Plantation is about twenty minutes from downtown Jacksonville.

Is Dunn's Creek Plantation good for families?

Its affordability, range of homes, and convenient location appeal to families. Confirm school zoning for your needs.

How far is Dunn's Creek Plantation from the beaches?

Dunn's Creek Plantation is roughly thirty-five to forty minutes from the beaches.

Who should I call about buying in Dunn's Creek Plantation?

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

Do I need my own agent to buy in Dunn's Creek Plantation?

Yes. The listing agent works for the seller. Your own agent represents only you, confirms the HOA and any CDD, pulls the true comparable sales, and structures an offer that protects you.

Related Reading

If you are weighing Dunn's Creek Plantation against other North Jacksonville communities, these guides are a good next step.