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
- Live Listings & Recent Sales
- 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
Egret Creek is a Mattamy Homes townhome community priced 242,500 to 283,500 dollars per Homes.com and Jome listings in June 2026, which makes it one of the lowest-priced new-construction entries in Duval County.
The location is the quiet differentiator: Trout Creek views across the street, boat ramps nearby on the Trout River system, and a roughly ten-minute run down I-95 to downtown.
The HOA was reported at 166 dollars per month by Homes.com in June 2026; CDD status was not found in third-party sources, so confirm in writing.
Quick Facts
| Category | Detail |
|---|---|
| Location | Near the Trout River and I-95, North Jacksonville |
| County | Duval County |
| ZIP code | 32218 |
| Homes | Townhomes by Mattamy Homes |
| Built | Actively selling new construction |
| Home sizes | About 1,615 to 1,626 square feet |
| Amenities | Trout Creek views across the street, boat ramps nearby; community amenities modest |
| Schools | Duval County Public Schools (confirm zoning by address) |
| Gate / HOA | HOA reported at 166 dollars per month; confirm any CDD |
Community Overview & History
The Trout River pocket nobody prices in
North Jacksonville between the Trout River and I-95 is one of the last close-in corridors with attainable new construction, and Egret Creek sits in it: ten minutes from downtown, with the river system, its boat ramps, and the creek views across the street giving the address a character most entry-price communities cannot claim.
How it feels on the ground today
Egret Creek reads as a compact townhome community in build mode: Mattamy rows going vertical, model units open, and the Trout Creek marsh across the street doing the scenery work. It is a small footprint, so the inventory window will not stay open for years the way the big master plans do.
The Townhomes and What You Are Buying
Egret Creek is a single-product townhome community, so the decisions are unit position, view, and timing.
The Mattamy townhome plans
Two-story townhomes running about 1,615 to 1,626 square feet, tight in range, so the spread comes from end units and finishes rather than plan size.
End units versus interior
End units carry extra windows and side yards and usually a premium; decide if natural light is worth the delta to you.
View positioning
Units facing the Trout Creek side trade toward the water views across the street; that orientation should hold a resale edge.
Timing the buildout
Small communities close out fast; the best negotiating windows are early phases and the final clearance units.
Real Estate Market
Per Homes.com and Jome listings in June 2026, Egret Creek townhomes run 242,500 to 283,500 dollars, a band that barely exists anymore for new construction inside Duval County.
The buyer pool is first-time buyers, downtown and hospital-corridor commuters, and investors running the price-to-rent math on a sub-250 entry.
Resale will price against remaining builder inventory until closeout, then the sub-300 townhome scarcity takes over.
Who Lives Here
Egret Creek draws first-time buyers who refuse to leave the close-in Northside, downtown commuters, and buyers who want water character without waterfront pricing.
Schools
Egret Creek 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 Egret Creek address before you buy. Homes.com lists Highlands Elementary and Highlands Middle by proximity, so confirm the actual zoning for the address before you buy.
Amenities & Lifestyle
The amenity story here is the setting more than a campus; the sources do not advertise a big amenity package, so weigh the location instead.
Trout Creek views
The marsh and creek across the street are the visual amenity.
Boat ramps nearby
The Trout River system puts public ramps within a short drive, real value for boat and kayak owners.
Low-maintenance living
Townhome exterior maintenance handled through the HOA structure; confirm exactly what the 166 dollars covers.
I-95 access
Ten minutes to downtown is an amenity in its own right at this price.
HOA, CDD & Costs
The HOA was reported at 166 dollars per month by Homes.com in June 2026; confirm in writing exactly which maintenance items the fee covers, because townhome fee inclusions vary widely.
CDD status was not found in third-party sources at publish time; verify whether a CDD or special assessment applies before contract.
At this price point, the fee stack is a bigger share of the monthly payment than usual, so do the math on the full stack, not just the sticker.
Commute Analysis
| Destination | Typical drive |
|---|---|
| Downtown Jacksonville | About 10 minutes |
| River City Marketplace | About 12 minutes |
| Jacksonville International Airport | About 15 minutes |
| Mayport / naval bases | About 25 minutes |
| Jacksonville beaches | About 30 minutes |
Egret Creek sits near the Trout River and I-95, and the highway does the heavy lifting: downtown in about ten minutes is the headline, with the airport and River City Marketplace a short run north.
Shopping & Dining
The Dunn Avenue and Lem Turner corridors cover groceries and daily errands, River City Marketplace handles big-box and dining about twelve minutes north, and downtown adds the rest ten minutes south.
Pros and Cons
Pros
- New construction from the low $240s, scarce in Duval
- About 10 minutes to downtown
- Trout Creek views across the street, boat ramps nearby
- Low-maintenance townhome living
- Strong rental math at this entry price
Cons
- HOA of 166 dollars per month is a real share of the payment here
- CDD status needs written confirmation
- No large amenity campus advertised
- Tight size range limits plan choice
- Schools listed by proximity, confirm zoning
Egret Creek vs. Comparable Communities
| Community | How it compares to Egret Creek |
|---|---|
| The Arbors | The single-family alternative at the next price band up, with a full amenity campus. |
| San Mateo | The established midcentury neighborhood nearby if you would rather own a detached home with land at a similar price. |
| Dunns Crossing | The Dunn Avenue master community with larger single-family plans and internet in the HOA. |
Hidden Things Buyers Should Know
The water-adjacent discount
Creek views and boat ramp access usually price like a premium; here they come bundled with the lowest new-construction band in the county, which is the arbitrage.
The fee-stack share
At a 242,500 dollar entry, 166 dollars per month of HOA is proportionally heavier than the same fee on a 450,000 dollar home; budget it honestly.
The closeout clock
Small townhome communities sell out and disappear from the new-construction map fast; the post-closeout scarcity of sub-300 product is the resale case.
Momentum Expert Insight
Egret Creek is the kind of community I point out to buyers who think they are priced out of Duval new construction: the entry band is real, the downtown run is short, and the creek setting gives it a personality.
My advice is to weigh end units and creek-facing positions, get the HOA inclusions and CDD answer in writing, and move with some urgency because small communities close out quickly.
Selling a Home in Egret Creek
Until closeout, resale prices against remaining Mattamy inventory; after closeout, the sub-300 townhome scarcity becomes the pitch.
We price from the freshest townhome comparables and lead with the creek views and downtown convenience.
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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 Egret Creek 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 Egret Creek 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 Egret Creek 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 Egret Creek 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 Egret Creek home is priced to the real market.The Egret Creek Playbook
If you are buying in Egret Creek, 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 Egret Creek: 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 Egret Creek?
Who builds Egret Creek?
What do townhomes cost?
How big are the townhomes?
What is the HOA?
Is there a CDD?
What amenities does it have?
Can I keep a boat nearby?
What schools serve it?
How far is downtown Jacksonville?
How far is the airport?
Is it gated?
Is Egret Creek good for investors?
How does it compare to The Arbors?
Who should I call about Egret Creek?
Do I need my own agent to buy here?
Related Reading
If you are weighing Egret Creek against the rest of the close-in Northside, these guides are a good next step.