Hillwood

Executive Summary

Hillwood is a 1984 condominium community of two-story buildings on Wood Hill Drive and Wood Hill Place off Baymeadows Road, with units running about 1,154 to 1,530 square feet across two and three bedroom layouts, plus screened lanais, wood-burning fireplaces, and assigned parking.

Pricing has been genuinely attainable: 2802 Wood Hill Drive sold for 137,000 dollars on February 6, 2026 per William Raveis listing data after starting at 162,500 dollars, and 1303 Wood Hill Place was active at 180,000 dollars in June 2026, putting the working band around 135,000 to 185,000 dollars for a two bedroom, two bath unit.

The big caveat: the 239 dollar monthly fee figure that aggregator sites keep repeating dates to 2017 and should not be trusted; the current condo fee must be confirmed directly with the association before you write an offer.

Quick Facts

Community Overview & History

The 1984 community that still trades like 1984

Baymeadows boomed in the late 1970s and 1980s as the Southside office corridor grew, and Hillwood is a clean example of that era: two-story buildings, mature trees, a lake at the center, and unit sizes that newer condos rarely match at this price. The wood-burning fireplaces and screened lanais are period features that buyers either love or shrug at, but 1,154 to 1,530 square feet for well under 200,000 dollars is a math problem the rest of the corridor mostly cannot solve.

How it feels on the ground today

Hillwood is run by a volunteer board, the owner roster includes a meaningful share of investor-owned rental units alongside owner-occupants, and the buildings show their 1984 vintage in both the good ways, mature canopy and established landscaping, and the predictable ones, ongoing maintenance needs for roofs, siding, and forty-year-old systems. None of that is disqualifying at this price point, but it means the association documents and budget deserve a careful read, not a skim.

Units and Layouts at Hillwood

Hillwood is a single condo community, so the shopping decision comes down to unit size, floor level, and condition.

Two bedroom, two bath units

The core product at around 1,154 to 1,300 square feet and the band where recent sales have landed, roughly 135,000 to 185,000 dollars based on the February 2026 Raveis-reported sale and the June 2026 active listing.

Three bedroom units

The larger plans push toward 1,530 square feet, which is house-sized space at condo pricing; they come up less often and tend to draw both families and investors when they do.

First floor versus second floor

Ground-floor units skip the stairs and suit downsizers; upper units get vaulted feel and fewer ceiling neighbors. Both carry screened lanais, so it mostly comes down to preference and availability.

Real Estate Market

2802 Wood Hill Drive sold for 137,000 dollars on February 6, 2026 per William Raveis listing data, after originally listing at 162,500 dollars and cutting to 139,900 dollars, which tells you sellers here have had to chase the market down.

1303 Wood Hill Place was active at 180,000 dollars as of June 2026, so the realistic working band for a two bedroom, two bath is roughly 135,000 to 185,000 dollars depending on condition and updates.

The price gap between asking and final on recent activity is a negotiating signal: condition-driven discounts are real here, and updated units earn a visible premium over originals.

Who Lives Here

Hillwood draws first-time buyers priced out of single-family Southside, investors hunting cash flow near the Baymeadows employment corridor, and downsizers who want maximum square footage per dollar without leaving central Jacksonville.

Schools

Hillwood 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 Hillwood address before you buy. Listings have cited Twin Lakes Academy Elementary, Twin Lakes Academy Middle, and Atlantic Coast High School for this area, but zoning shifts over time, so confirm with the district locator before you rely on it.

Amenities & Lifestyle

The amenity package is classic 1980s condo: a real list, modestly maintained, centered on the lake.

Clubhouse

The community gathering space and association hub.

Pool and spa

The recreation centerpiece for the community.

Tennis court

A period amenity that survives from the 1984 build.

Community lake

The visual anchor of the property and the backdrop for the better-positioned buildings.

HOA, CDD & Costs

Do not trust the 239 dollar monthly condo fee figure that syndicated listing sites keep repeating; it dates to 2017 and is stale. The current fee must be confirmed in writing with the association before contract.

Historically the fee covered building insurance, grounds maintenance, and trash, which is the standard condo stack, but coverage details change with budgets and insurance markets, so get the current budget and master policy declarations during due diligence.

There is no CDD at Hillwood, and the association is run by a volunteer board rather than a large management company, which keeps costs lean but puts a premium on reading the minutes and reserves before you buy.

Commute Analysis

Hillwood sits off Baymeadows Road between I-95 and Southside Boulevard, which is about as central as Jacksonville commuting gets: both interstates, the Town Center, and the Southside office parks are all a short drive.

Shopping & Dining

The Baymeadows Road corridor handles groceries, restaurants, and daily errands within a couple of minutes, and St. Johns Town Center, the regional shopping and dining hub, is roughly ten minutes away.

Pros and Cons

Hillwood vs. Comparable Communities

Hidden Things Buyers Should Know

The stale fee trap

Nearly every aggregator shows a 239 dollar monthly fee for Hillwood, and that number is from 2017. Condo insurance costs in Florida have moved dramatically since then, so budget for a higher figure and get the real number from the association before you fall in love with the payment math.

The fireplace wildcard

Wood-burning fireplaces in a 1984 condo are charming and increasingly rare, but chimneys and fireboxes this old need inspection; a clean fireplace report is a small line item that protects a big selling feature.

The investor-share question

A meaningful slice of Hillwood is investor-owned rentals. That keeps prices honest and rental comps available, but lenders ask about owner-occupancy ratios during condo review, so have your lender run the project early if you are financing.

Momentum Expert Insight

Selling a Home in Hillwood

Hillwood buyers are value hunters comparing against every other sub-200,000 dollar condo in the corridor, so honest pricing against the most recent closed sale matters more than aspiration; the February 2026 sale shows what happens when a listing starts too high.

We position Hillwood listings around the square footage, the fireplace and lanai features, and verified, current fee information, because removing the fee uncertainty is the fastest way to convert a cautious condo buyer.

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 Hillwood 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 Hillwood 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 Hillwood 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 Hillwood 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 Hillwood home is priced to the real market.

The Hillwood Playbook

If you are buying in Hillwood, 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 Hillwood: 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 Hillwood 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 Hillwood?

On Wood Hill Drive and Wood Hill Place off Baymeadows Road in Jacksonville, ZIP 32256, between I-95 and Southside Boulevard in the heart of the Southside.

When was Hillwood built?

The community was built in 1984, with two-story condominium buildings.

How big are the units?

Roughly 1,154 to 1,530 square feet, with two and three bedroom layouts, screened lanais, and wood-burning fireplaces.

What do Hillwood condos cost?

Recent activity frames a band of roughly 135,000 to 185,000 dollars for a two bedroom, two bath: 2802 Wood Hill Drive sold for 137,000 dollars on February 6, 2026 per William Raveis listing data, and 1303 Wood Hill Place was active at 180,000 dollars in June 2026. Confirm current pricing.

What is the condo fee?

The honest answer is that the widely published 239 dollar monthly figure dates to 2017 and is stale. The current fee must be confirmed directly with the association; historically it covered insurance, grounds, and trash.

Is there a CDD?

No, Hillwood has no CDD; confirm on the tax bill during due diligence.

What amenities are included?

A clubhouse, community lake, pool, spa, and tennis court.

Is Hillwood gated?

No gate is advertised; access is open off Baymeadows Road.

Who manages the association?

Hillwood is run by a volunteer owner board rather than a large management company; get budgets, reserves, and minutes in writing during your review period.

Are rentals common at Hillwood?

Yes, there is a meaningful investor-rental share alongside owner-occupants. That matters for community feel and for lender condo review, so raise it with your lender early if financing.

What schools serve Hillwood?

Listings have cited Twin Lakes Academy Elementary, Twin Lakes Academy Middle, and Atlantic Coast High School, but confirm current zoning by address with Duval County Public Schools.

Is parking assigned?

Yes, units come with assigned parking; confirm the specific space assignment for any unit you consider.

Do the units have fireplaces?

Yes, wood-burning fireplaces are a signature feature of the 1984 build; have the chimney and firebox inspected given the age.

Is Hillwood a good investment?

The price per square foot is among the lowest in the corridor and rental demand near the Baymeadows employment base is steady, but underwrite with a verified current fee and a realistic maintenance reserve for 1984-vintage buildings.

Who should I call about Hillwood?

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 condo 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 Hillwood against the rest of the Baymeadows and Southside condo market, these guides are a good next step.