Hickory Hills

Executive Summary

Hickory Hills is a single-family community built 2001 to 2005 off I-10 at Cahoon Road, reached by Axson Road to Hickory Hill Drive, sitting in the convenient triangle between the interstate and the Normandy corridor.

The fee stack is about as light as an HOA community gets: dues run roughly 235 to 275 dollars per year per neighborhoods.com, with some sections reported around 21 dollars a month, and there is no CDD.

Per neighborhoods.com fetched June 4, 2026, active listings ran 289,900 to 499,000 dollars with a median sale around 349,950 dollars at roughly 166 dollars per square foot.

Quick Facts

Community Overview & History

The light-fee middle of the Westside market

Hickory Hills threads a needle on the Westside: newer than the 1980s brick-ranch neighborhoods, cheaper and lighter on fees than the amenity-loaded master plans, and close enough to I-10 that the on-ramp is part of the neighborhood geography. The 2001 to 2005 construction window means concrete-block-era production homes with floor plans modern enough to live well, at a median around 350,000 dollars per neighborhoods.com, with dues that round to nothing.

How it feels on the ground today

This is a settled community twenty-plus years into its life, with mature yards and a modest resale rotation. There is no amenity campus, just minimal common areas, a community park option nearby, and an HOA whose main job is keeping the covenants and entry presentable. One warning for searchers: this is the Jacksonville Hickory Hills off Cahoon Road, not the Hickory Village community up in Yulee, and listing aggregators occasionally blur the two.

Sections and Home Styles

Hickory Hills went up in a tight 2001 to 2005 window, so the variation here is size band and condition rather than era.

The 3-bedroom core

Homes from about 1,592 square feet upward, the entry point of the community and the segment that competes with older Westside stock on price.

The 4-bedroom plans

Larger homes pushing toward 2,808 square feet, the move-up tier that drives the top of the price band toward the high 400s.

Hickory Hill Drive and the interior streets

The main spine off Axson Road and the quieter loops behind it; interior lots trade a little calmer than the homes closest to the entrance.

Updated versus original homes

At twenty-plus years old, the spread between a renovated kitchen-and-roof home and an original one is the biggest pricing variable in the neighborhood.

Real Estate Market

Per neighborhoods.com fetched June 4, 2026, actives ran 289,900 to 499,000 dollars with a median sale around 349,950 dollars at roughly 166 dollars per square foot.

That median keeps Hickory Hills squarely in the attainable middle of the metro, under new-construction pricing in the same corridor and well under anything comparable east of the river.

The buyer pool is first-time and first-move-up buyers, I-10 commuters, and value shoppers who want post-2000 construction without master-plan fees.

Who Lives Here

Hickory Hills draws buyers who want post-2000 construction with a sub-300-dollar annual fee, I-10 commuters who use the Cahoon Road access daily, and families stepping up from older Westside stock.

Schools

Hickory Hills 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 Hickory Hills address before you buy. Zoned schools for this community were not verified by third-party sources at publish time, so run the address through the district locator before you write an offer.

Amenities & Lifestyle

The amenity story is intentionally thin, which is the whole reason the dues stay in the mid 200s a year.

Minimal common areas

Entry and common-ground upkeep are what the modest dues cover; there is no clubhouse or pool.

Community park nearby

A public park option close to the neighborhood covers fields and play space without an HOA bill attached.

The I-10 on-ramp

Not an amenity in the brochure sense, but the close interstate access is the feature residents use most.

Normandy corridor services

Groceries, pharmacies, and daily errands sit minutes away along Normandy Boulevard.

HOA, CDD & Costs

HOA dues run roughly 235 to 275 dollars per year per neighborhoods.com, with some sections reported around 21 dollars a month; confirm the figure for your specific section in writing before contract.

There is no CDD in Hickory Hills, so the tax bill carries no extra assessment line; verify on the parcel as routine due diligence.

A light-fee HOA covers covenant basics rather than amenities, so expect functional rather than resort-grade common areas and review the budget during your inspection period.

Commute Analysis

Hickory Hills sits just off I-10 near Cahoon Road, so downtown runs about fifteen minutes and the I-295 beltway opens up Cecil, NAS Jax, and the rest of the metro within minutes.

Shopping & Dining

The Normandy Boulevard corridor covers groceries and daily errands a few minutes south, the box stores cluster at Normandy and I-295, and downtown dining is a quick fifteen-minute shot east on I-10.

Pros and Cons

Hickory Hills vs. Comparable Communities

Hidden Things Buyers Should Know

The Yulee mix-up

Hickory Hills in Jacksonville is not the Hickory Village community in Yulee, but aggregators and map searches occasionally cross-pollinate the two; double-check the county and ZIP on any listing before you drive out.

The section-fee quirk

Most sources quote 235 to 275 dollars a year, but some sections report dues near 21 dollars a month, which annualizes a bit differently; the management company has the only number that counts.

The consistency dividend

A tight 2001 to 2005 build window means comps here are unusually clean: same era, similar systems, similar construction, so a well-priced listing is easy to defend and an overpriced one is easy to spot.

Momentum Expert Insight

Selling a Home in Hickory Hills

With a tight build window and clean comps, pricing discipline is everything here; we anchor Hickory Hills listings to the freshest same-plan sales and document system ages up front.

We position listings around the light fee stack and the fifteen-minute downtown run, the two facts that make Hickory Hills outperform its modest online profile with serious buyers.

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 Hickory Hills 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 Hickory Hills 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 Hickory Hills 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 Hickory Hills 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 Hickory Hills home is priced to the real market.

The Hickory Hills Playbook

If you are buying in Hickory Hills, 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 Hickory Hills: 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.

Price History: What Homes Here Have Actually Sold For

Median sale prices in Hickory Hills Jacksonville year by year since 2012, from closed MLS sales. Long-run history beats any single estimate: it shows what this community has actually done through rate cycles, not what a model guesses.

Frequently Asked Questions

Where is Hickory Hills?

Off I-10 near Cahoon Road in west Jacksonville, ZIP 32221, reached via Axson Road to Hickory Hill Drive.

Is this the same as Hickory Village in Yulee?

No. This guide covers Hickory Hills in west Jacksonville, Duval County; Hickory Village is a separate community in Yulee, Nassau County, and online searches sometimes blur the two.

When were the homes built?

2001 to 2005, a tight window that keeps the housing stock consistent across the community.

What do homes cost?

Per neighborhoods.com fetched June 4, 2026, actives ran 289,900 to 499,000 dollars with a median sale around 349,950 dollars at roughly 166 dollars per square foot. Confirm current pricing.

How big are the homes?

Roughly 1,592 to 2,808 square feet with 3 to 4 bedrooms.

What is the HOA?

Roughly 235 to 275 dollars per year per neighborhoods.com, with some sections reported near 21 dollars a month; confirm your section with the management company.

Is there a CDD?

No, Hickory Hills has no CDD; verify on the tax bill as routine due diligence.

What amenities are included?

Minimal common areas; there is no pool or clubhouse, which is how the dues stay light, and a community park sits nearby.

What schools serve Hickory Hills?

Duval County Public Schools; zoned schools were not verified at publish time, so confirm by address with the district locator.

Is Hickory Hills gated?

No, it is an open community.

How is the commute?

I-10 access is about three to five minutes away, downtown about fifteen minutes, and Cecil Commerce Center about fifteen.

Is there road noise from I-10?

The streets nearest the interstate hear it; interior lots are noticeably quieter, so walk the specific street at rush hour before you offer.

What should I inspect carefully?

Roofs, HVAC, and water heaters; at 2001 to 2005 vintage all three are at or near typical replacement age, and permit history shows which homes already did the work.

Is new construction available?

No, the community has been built out since 2005, so inventory comes from resale turnover.

Who should I call about Hickory Hills?

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

Do I need my own agent to buy here?

Yes. In a resale community the listing agent works for the seller. Your own agent represents only you, and in most cases the seller side funds the commission anyway.

Related Reading

If you are weighing Hickory Hills against the rest of the west Jacksonville market, these guides are a good next step.