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
- 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
The Landings at Belle Rive is a gated condominium community of 376 units at 10200 Belle Rive Boulevard, in the heart of the Baymeadows and Southside corridor. Built in 1985 and converted to condominiums in 2006, it spreads two-story buildings around lakes and fountains.
The amenity set, the gate, a community pool, a fitness center, and tennis, pairs with one of the most convenient addresses in Jacksonville: Baymeadows Road, JTB, and the St. Johns Town Center are all minutes away.
For pricing context, units run one to three bedrooms and trade at value prices for the corridor, with roughly a dozen units typically on the market. Note the investor-rental mix and association health, and price a specific unit off recent comparable sales.
Quick Facts
| Category | Detail |
|---|---|
| Location | 10200 Belle Rive Blvd, between Baymeadows Rd and JTB, central Southside |
| County | Duval County |
| ZIP code | 32256 |
| Homes | 376 condominium units, 1 to 3 bedrooms |
| Built | Built 1985, converted to condominiums in 2006 |
| Home sizes | One to three bedroom plans across two-story buildings |
| Amenities | Gated; lakes, fountains, pool, fitness center, tennis |
| Schools | Duval County Public Schools (confirm zoning by address) |
| Gate / HOA | Gated; condo association fee covers exterior and amenities |
Community Overview & History
Gated value in the center of the Southside
The Baymeadows and Belle Rive corridor is classic central Southside: minutes to JTB, the Town Center, and the office parks, with a deep rental and condo market. The Landings at Belle Rive is one of its larger gated communities, a 376-unit campus around lakes and fountains.
How it feels on the ground today
The community reads as a leafy, settled campus: the gate, the lakes with fountains, the pool and courts, and a mix of owner-occupants and renters. Unit renovation depth varies widely, which is where the buying opportunities usually hide.
The Community and What You Are Buying
The Landings is about unit condition, position, and the association math, since the buildings repeat across the campus.
Lake-view units
Units over the lakes and fountains carry the view premium.
One to three bedroom plans
The plan range serves singles through small families and investors.
Renovated versus original
1985 construction means renovation depth drives price more than anything else.
Real Estate Market
The Landings appeals to first-time buyers, corridor professionals, and investors who want a gated address at a value price.
Units trade at value prices for the corridor with steady inventory, typically around a dozen actives. Price a specific unit off the closest comparable sales.
The location keeps rental and resale demand steady, while association health and financing set the ceiling.
Who Lives Here
The Landings draws Southside professionals who want the gate and the commute, first-time buyers stepping out of rent, and investors who know the Baymeadows rental market.
Schools
The Landings at Belle Rive 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 The Landings at Belle Rive address before you buy.
Amenities & Lifestyle
The amenity campus covers the staples behind a gate.
Gated entry
A controlled gate sets the tone for the campus.
Lakes and fountains
Lakes with fountains thread the buildings.
Pool and fitness center
The pool and fitness room anchor daily life.
Tennis
Courts round out the amenity set.
HOA, CDD & Costs
The Landings is a condominium association, so the monthly fee covers exteriors, grounds, the gate, and amenities. Confirm the current fee, inclusions, reserves, and master insurance for the unit.
For a 1985-vintage converted association, review the budget, reserve study, and any milestone inspection and assessment history before you write.
Confirm financing eligibility and the rental mix early, since lenders underwrite converted associations carefully.
Commute Analysis
| Destination | Typical drive |
|---|---|
| Baymeadows Road | About 2 to 5 minutes |
| JTB | About 5 minutes |
| St. Johns Town Center | About 10 minutes |
| Downtown Jacksonville | About 15 to 20 minutes |
| Jacksonville beaches | About 20 to 25 minutes |
The Landings sits between Baymeadows and JTB, so nearly every Southside job center, the Town Center, and the beach corridor are within twenty minutes, which is the core of its rental and resale demand.
Shopping & Dining
Everyday shopping runs along Baymeadows Road with three shopping centers within about a mile and a half, and the full Town Center is about ten minutes away.
Pros and Cons
Pros
- Gated, 376-unit campus around lakes and fountains
- Pool, fitness center, and tennis included
- Minutes to JTB, Baymeadows, and the Town Center
- Value pricing with steady inventory
- Strong rental demand for investors
Cons
- 1985 construction, renovation diligence required
- Converted association, review reserves and inspections
- Investor-rental mix affects financing and feel
- Corridor traffic at peak times
- Values move with association health and financing climate
The Landings at Belle Rive vs. Comparable Communities
| Community | How it compares to The Landings at Belle Rive |
|---|---|
| Belle Rive Villas | The villa-style neighbor on Belle Rive Blvd, a comparison for buyers weighing product styles. |
| Baymeadows | The broader area guide, a comparison for buyers weighing the corridor. |
| Mirabella | The Deerwood-area condo alternative, a comparison for buyers weighing price and polish. |
Hidden Things Buyers Should Know
The gate at a value price
Gated communities in this corridor usually cost more; The Landings delivers the gate, the lakes, and the amenities at one of the lower entries.
Association first
On a converted 1985 association, the reserve study and inspection history matter as much as the unit. Read them early.
Investor math
The Baymeadows rental market is deep; investors should model the fee against achievable rents honestly.
Momentum Expert Insight
The Landings at Belle Rive is the practical gated play of the Belle Rive corridor: location, lakes, and amenities at a price that still works for first-time buyers and investors alike. The homework is the association, not the address.
My advice is to underwrite the association and financing path early, buy the lake view when you can, and price strictly off the closest comparable sales, because renovation depth varies unit to unit.
Selling a Home in The Landings at Belle Rive
Selling in The Landings is about presenting the renovation, the view, and the gated convenience story, and pricing correctly off the closest comparable sales.
We price from the most recent comparable units, account for renovation depth and the fee, and market to the corridor professionals and investors who shop Baymeadows.
Get a no-obligation home value for your The Landings at Belle Rive home, based on real comparable sales in the community rather than an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
Whether you are buying, selling, or just gathering information about The Landings at Belle Rive, drop your details below. Every inquiry comes straight to us, and we will personally help you and connect you with the right agent. No obligation, no spam.
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 The Landings at Belle Rive 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 The Landings at Belle Rive 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 The Landings at Belle Rive 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 The Landings at Belle Rive 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 The Landings at Belle Rive home is priced to the real market.The The Landings at Belle Rive Playbook
If you are buying in The Landings at Belle Rive, 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 The Landings at Belle Rive: 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
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Related Reading
If you are weighing The Landings against other Southside condo communities, these guides are a good next step.