The Complete Heron's Landing Guide. (2026)

Executive Summary

Heron's Landing is a gated condominium community in Intracoastal West Jacksonville, built by D.R. Horton as a 240-unit, for-sale condominium community. It offers a low-maintenance, lock-and-leave lifestyle minutes from the beaches, I-95, and JTB.

The community offers six floor plans in two and three bedrooms, with one-car garage options on some plans. The monthly condo fee, around 328 dollars, is unusually inclusive, covering satellite TV, broadband internet, local phone, security monitoring, water, sewer, trash, gated access, and all amenities.

For pricing context, Heron's Landing condominiums are priced off the floor plan, the position, and the updates, and the community includes both owner-occupied and investor-leased units. A specific home should be priced off recent comparable sales rather than a neighborhood average.

Quick Facts

Community Overview & History

Gated, low-maintenance condominium living in Intracoastal West

Intracoastal West is one of the most convenient parts of Jacksonville, prized for its quick access to the beaches, JTB, the Mayo Clinic, and the St. Johns Town Center. Heron's Landing is one of its gated condominium communities, offering a low-maintenance, amenity-covered lifestyle near all of it.

How it feels on the ground today

Heron's Landing reads as a gated, low-maintenance community where the inclusive condo fee, the pool and clubhouse, and the location near the beaches are the headline draws. The condominium living appeals to first-time buyers, professionals, downsizers, and investors who want a lock-and-leave home near the coast.

The Community and What You Are Buying

Heron's Landing is a gated condominium community, so the choice comes down to the floor plan, the position, and the level of updating.

Floor plan

Six plans in two and three bedrooms, with one-car garage options on some plans.

Position

Interior versus end and ground versus upper positions differ in access and price.

Updated versus original

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

Real Estate Market

Heron's Landing appeals to first-time buyers, professionals, downsizers, and investors who want gated, low-maintenance condominium living near the beaches.

Prices are set by the plan, the position, and the updates, and the inclusive monthly fee around 328 dollars covers an unusually broad set of services. Because the community includes owner-occupied and leased units, a specific home should be priced from the closest comparable sales.

The gated access, the inclusive fee, and the Intracoastal West location keep demand steady from buyers and investors who want convenience near the coast.

Who Lives Here

Heron's Landing draws first-time buyers, professionals, downsizers, and investors who want gated, low-maintenance condominium living with an inclusive fee, near the beaches, I-95, and JTB in Intracoastal West.

Schools

Heron's Landing is served by Duval County Public Schools, with attendance zones assigned by home address. Confirm the exact zoning for a Heron's Landing address with the district before you buy.

Amenities & Lifestyle

Heron's Landing pairs gated amenities with its Intracoastal West location.

Gated access

A gated entry adds security and privacy.

Pool and clubhouse

A community pool, a clubhouse, and a pavilion anchor the social life.

Playground

A playground adds recreation for families.

Inclusive condo fee

The monthly fee covers TV, internet, phone, security, water, sewer, trash, and amenities.

HOA, CDD & Costs

Heron's Landing is a condominium, so residents pay a monthly fee, around 328 dollars, that is unusually inclusive, covering satellite TV, broadband, local phone, security monitoring, water, sewer, trash, gated access, and all amenities. Confirm the current fee and inclusions for a specific home.

Because the community includes investor-leased units, confirm the current leasing rules and any rental caps for the specific home, especially if you are an investor.

Pull the flood designation for the specific building and a current insurance picture, since Intracoastal West coverage can vary.

Commute Analysis

Heron's Landing pairs gated, low-maintenance condominium living with a prime Intracoastal West location, where I-95 and JTB are minutes away and the beaches, Mayo, and the Town Center are a short drive, which keeps it connected while offering a lock-and-leave lifestyle.

Shopping & Dining

Everyday shopping and dining are minutes away along Beach Boulevard and the Intracoastal West corridors, with grocery, retail, the beaches, and the St. Johns Town Center a short drive. The location is one of the more convenient on the east side.

Pros and Cons

Heron's Landing vs. Comparable Communities

Hidden Things Buyers Should Know

Inclusive fee is the draw

The monthly fee covers utilities and services that most communities bill separately, which is the main reason buyers shop here.

Confirm leasing rules

The community includes investor-leased units, so confirm the leasing rules and any rental caps for the specific home.

Position and condition drive price

Compare like units, since position and condition drive the price.

Momentum Expert Insight

Selling a Home in Heron's Landing

Selling at Heron's Landing is about presenting the updates, the position, and the inclusive-fee value to first-time buyers, downsizers, and investors, and pricing correctly against the closest comparable sales.

We price from the most recent comparable units, account for the plan and the position, and market the gated access, the inclusive fee, and the Intracoastal West location to the buyers and investors who shop this market.

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 Heron's 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 Heron's 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 Heron's 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 Heron's 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 Heron's Landing home is priced to the real market.

The Heron's Landing Playbook

If you are buying in Heron's 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

Mistakes to Avoid

The common ones around Heron's 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 Heron's Landing?

Heron's Landing is in Intracoastal West Jacksonville, in the 32224 area, near I-95 and JTB, about 3.4 miles from Jacksonville Beach.

What kind of community is Heron's Landing?

Heron's Landing is a gated condominium community of 240 units built by D.R. Horton, with a pool, clubhouse, and playground.

What do homes in Heron's Landing cost?

Prices are set by the floor plan, the position, and the updates, with an unusually inclusive monthly fee around 328 dollars. A specific home should be priced off comparable sales.

What does the condo fee cover at Heron's Landing?

The monthly fee, around 328 dollars, covers satellite TV, broadband internet, local phone, security monitoring, water, sewer, trash, gated access, and all amenities. Confirm the current fee for a specific home.

What size are units in Heron's Landing?

Heron's Landing offers six floor plans in two and three bedrooms, with one-car garage options on some plans.

What amenities does Heron's Landing have?

Heron's Landing has gated access, a community pool, a clubhouse, a pavilion, and a playground.

What schools serve Heron's Landing?

Heron's Landing is served by Duval County Public Schools. Confirm the exact zoning for an address with the district.

Is Heron's Landing a good value?

For buyers who want gated, low-maintenance living near the beaches with an inclusive fee, it is a strong option, though some units are investor-leased and condition varies.

Can you rent in Heron's Landing?

The community includes investor-leased units. Confirm the current leasing rules and any rental caps with the association before you buy, especially as an investor.

How far is Heron's Landing from Jacksonville Beach?

Heron's Landing is about ten minutes, roughly 3.4 miles, from Jacksonville Beach.

Is Heron's Landing in a flood zone?

Intracoastal West coverage can vary, so pull the flood designation and an insurance picture for the specific building before you buy.

Is Heron's Landing gated?

Yes. Heron's Landing has gated access along with its pool, clubhouse, and playground.

Is Heron's Landing good for investors?

Its location and inclusive fee appeal to investors, but confirm the current leasing rules and any rental caps before you buy.

How far is Heron's Landing from the Mayo Clinic?

Heron's Landing is about ten minutes from the Mayo Clinic.

Who should I call about buying in Heron's Landing?

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

Do I need my own agent to buy in Heron's Landing?

Yes. The listing agent works for the seller. Your own agent represents only you, confirms the fee, inclusions, and leasing rules, pulls the true comparable sales, and structures an offer that protects you.

Related Reading

If you are weighing Heron's Landing against other Intracoastal West communities, these guides are a good next step.