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 Pecan Park covers the entire attainable spectrum in one Northside address: Century Communities townhomes, paired homes, and single-family plans from roughly $249K to $380K.
The location is the engine, minutes from Jacksonville International Airport, the logistics corridor, and River City Marketplace, with a walking trail, dog park, and playground inside the community.
For pricing context, that range is builder pricing and moves with incentives. Confirm current Century pricing and the HOA and any CDD per product line.
Quick Facts
| Category | Detail |
|---|---|
| Location | Pecan Park Road corridor, Northside Jacksonville, minutes from JIA |
| County | Duval County |
| ZIP code | 32218 |
| Homes | Townhomes, paired homes, and single-family homes |
| Built | Century Communities, actively selling |
| Home sizes | Tri-product range across attainable plans |
| Amenities | Walking trail, dog park, playground |
| Schools | Duval County Public Schools (confirm zoning by address) |
| Gate / HOA | HOA; confirm CDD per product |
Community Overview & History
Three products, one airport-corridor price point
The Northside grows on jobs, JIA, Amazon, the port, and The Landings at Pecan Park prices for the people working them. The tri-product lineup lets first-time buyers, right-sizers, and investors all land in the same community.
How it feels on the ground today
The community reads as a fresh value neighborhood: new streets of mixed product, the trail and dog park in use, and the airport corridor humming a few minutes away.
The Community and What You Are Buying
The Landings is about the product line, the plan, and the incentives.
Townhomes
The entry product from the high $240s.
Paired homes
The middle path: more space, shared wall economics.
Single-family
Detached plans to about $380K.
Real Estate Market
The community appeals to first-time buyers, airport and logistics workers, and investors.
Builder pricing ran roughly $249K to $380K, dated; confirm current pricing and incentives.
The employment corridor keeps absorption steady at this band.
Who Lives Here
The Landings draws airport-corridor workers, first-time buyers priced out of the Southside, and investors underwriting workforce rentals.
Schools
The Landings at Pecan Park 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 Pecan Park address before you buy. The Oceanway and Pecan Park feeder patterns anchor the area zoning.
Amenities & Lifestyle
The amenity set covers the daily basics.
Walking trail
A community trail loops the neighborhood.
Dog park
A fenced dog park.
Playground
A community playground.
Open-concept plans
Century plans with included-feature packages.
HOA, CDD & Costs
Confirm the HOA dues per product line and whether any CDD applies.
On builder contracts, negotiate incentives and confirm what the base price excludes.
Townhome and paired products carry insurance-split details; confirm per line.
Commute Analysis
| Destination | Typical drive |
|---|---|
| Jacksonville International Airport | About 5 to 10 minutes |
| River City Marketplace | About 10 minutes |
| I-95 | About 5 minutes |
| Downtown Jacksonville | About 20 minutes |
| Jacksonville beaches (via Heckscher) | About 30 minutes |
The Landings sits on the Pecan Park corridor minutes from I-95 and the airport, the geography that defines Northside value.
Shopping & Dining
River City Marketplace covers retail and dining about ten minutes away.
Pros and Cons
Pros
- Tri-product lineup from the high $240s
- Minutes from JIA and the logistics corridor
- Walking trail, dog park, playground
- Century included-feature packages
- Investor-friendly price points
Cons
- Airport-corridor noise, visit at different hours
- Builder pricing moves with incentives
- Confirm HOA/CDD per product line
- Northside retail still maturing
- New community, short resale history
The Landings at Pecan Park vs. Comparable Communities
| Community | How it compares to The Landings at Pecan Park |
|---|---|
| Wingate Landing | The Pulte nature-play alternative in 32226, a comparison for buyers weighing price tiers. |
| Alta Lakes | The D.R. Horton value comparison near River City. |
| Villages of Westport | The Lennar master plan west, a comparison for buyers weighing amenities. |
Hidden Things Buyers Should Know
The tri-product ladder
Buyers can enter at the townhome and trade up within the same community, a quiet retention play.
Flight-path homework
Visit at different hours and check the JIA flight paths for the specific lot.
Incentive season
Century moves inventory with rate buydowns; time the negotiation.
Momentum Expert Insight
The Landings at Pecan Park is honest workforce housing economics: three products, one corridor, priced to the jobs five minutes away. The math works for first homes and first rentals alike.
My advice is to negotiate the incentives, check the flight path per lot, and confirm the fee structure per product line.
Selling a Home in The Landings at Pecan Park
Early resales price against active builder inventory; presenting upgrades and the lot is the play.
We price from the most recent comparables per product line and market the corridor employment story.
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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 The Landings at Pecan Park 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 Pecan Park 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 Pecan Park 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 Pecan Park 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 Pecan Park home is priced to the real market.The The Landings at Pecan Park Playbook
If you are buying in The Landings at Pecan Park, 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 Pecan Park: 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 The Landings at Pecan Park?
Who builds The Landings at Pecan Park?
What do homes cost?
What amenities does the community have?
What product types are offered?
Is the community gated?
Does it have a CDD?
What schools serve the community?
How far is the airport?
How far is River City Marketplace?
Is it good for first-time buyers?
Is it good for investors?
What about airport noise?
Are there quick move-in homes?
Who should I call about buying in The Landings at Pecan Park?
Do I need my own agent to buy here?
Related Reading
If you are weighing The Landings against other Northside value communities, these guides are a good next step.