Longbay Townhomes

Executive Summary

Longbay Townhomes is a Lennar Everything Included community at 1852 Long Bay Rd off Blanding Blvd south of Old Jennings Road, grand opened September 7, 2024, with two-story townhomes in two plans, Lincoln and Truman, at 1,707 to 1,782 square feet, 3 bedrooms, 2.5 baths, and a one-car garage.

Pricing started from 242,990 to 252,990 dollars per NewHomeSource as of June 2026, with a quick move-in Lincoln listed at 273,485 dollars, which makes this one of the cheapest new-construction entries in Clay County.

Lennar currently lists the community as temporarily sold out, so the realistic paths in are remaining builder closings as they release and the first wave of resales; the HOA runs around 2,220 dollars per year per NewHomeSource, and CDD status was not disclosed by sources at publish time, so verify it on the tax bill.

Quick Facts

Community Overview & History

The low-entry new build on the Blanding corridor

Single-family new construction in Clay County has mostly moved past the 300s, which left a gap at the entry level. Longbay Townhomes is Lennar filling that gap: attached two-story product with the Everything Included spec sheet, meaning the appliances, blinds, and smart-home basics come standard rather than as upgrade-sheet line items. For a first-time buyer comparing a dated 1980s resale against a brand-new townhome at a similar payment, this is exactly the kind of community that decision runs through.

How it feels on the ground today

With the grand opening in September 2024 and the community now showing temporarily sold out on the Lennar site, Longbay is in that in-between phase: construction wrapping, early owners settling in, and the first resales starting to appear. The amenity package is intentionally modest, a playground in a nature-oriented setting rather than a resort campus, which is part of how the price stays where it is. Expect the streetscape to look new and a little raw until the landscaping matures.

The Lincoln and Truman Plans

Longbay keeps the product simple: two two-story townhome plans, so the decisions are plan, position in the building, and builder closing versus resale.

The Lincoln plan

The smaller of the two at about 1,707 square feet, 3 bed 2.5 bath with a one-car garage; a quick move-in Lincoln was listed at 273,485 dollars per NewHomeSource as of June 2026.

The Truman plan

The larger plan at about 1,782 square feet with the same 3 bed 2.5 bath one-car-garage configuration; the extra footage mostly shows up in the living layout.

End units versus interior units

End units carry one shared wall instead of two plus extra windows, and in a two-plan community that position difference is most of the resale premium.

Real Estate Market

Base pricing ran from 242,990 to 252,990 dollars per NewHomeSource as of June 2026, with a quick move-in Lincoln at 273,485 dollars, numbers that undercut almost every new single-family option in the county.

With Lennar listing the community as temporarily sold out, the near-term market is remaining builder closings as they release plus early resales, and early resales in a young Lennar community tend to price right against the final builder numbers.

The buyer pool is first-time buyers priced out of single-family new construction, downsizers who want new without yard work, and investors who like the entry price, so confirm any rental restrictions in the HOA documents if that matters to you.

Who Lives Here

Longbay Townhomes draws first-time buyers who want a new build at the lowest possible entry, downsizers trading yard work for a lock-and-leave townhome, and value shoppers comparing a new attached home against dated single-family resales at the same payment.

Schools

Longbay Townhomes is served by Clay County District Schools, with attendance zones by home address. Confirm the exact zoning for a Longbay Townhomes 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 package is honest about what this community is: a playground in a nature-oriented setting, not a resort campus, which is part of why the price and fees sit where they do.

Playground

The family anchor and the one built amenity advertised for the community.

Nature-oriented setting

The community leans on its wooded surroundings off Long Bay Rd rather than a built campus.

Everything Included spec

Lennar bundles appliances, blinds, and smart-home basics into the base price rather than an upgrade sheet.

One-car garages plus drives

Each townhome carries a garage and driveway parking, which not every attached community at this price manages.

HOA, CDD & Costs

The HOA runs around 2,220 dollars per year per NewHomeSource, which typically covers exterior grounds and common areas in a Lennar townhome community; get the exact coverage list in writing because what the fee includes matters more than the number.

CDD status was not disclosed by sources at publish time; have title pull the tax bill or ask Lennar directly for the full assessment picture before you compare Longbay against the no-CDD resale neighborhoods nearby.

For early resales, ask for the full fee stack plus any capital contribution due at closing, and confirm rental restrictions in the documents if investment flexibility matters to you.

Commute Analysis

Longbay sits off Blanding just south of Old Jennings, so daily errands are minutes away and the First Coast Expressway pickup has turned the Oakleaf, I-10, and St. Johns connections into straightforward runs.

Shopping & Dining

The Blanding corridor covers groceries and daily errands within about five minutes, the Oakleaf Town Center handles the bigger retail runs about 15 minutes out, and Orange Park brings the full mall-and-medical cluster about 20 to 25 minutes north.

Pros and Cons

Longbay Townhomes vs. Comparable Communities

Hidden Things Buyers Should Know

The sold-out wrinkle

Temporarily sold out on the Lennar site does not always mean finished; builders pause sales between releases, so getting on the list with Lennar and watching for early resales are both live strategies right now.

The Everything Included math

Lennar bundles what other builders sell as upgrades, so comparing Longbay base pricing against another builder base price understates the gap; compare as-delivered spec sheets, not stickers.

The one-car garage filter

The single-car garage quietly sorts the buyer pool; households with two daily drivers should walk the parking situation at peak evening hours before they commit.

Momentum Expert Insight

Selling a Home in Longbay Townhomes

Early resales in a young Lennar community price against the final builder numbers, so we anchor Longbay listings to the closed builder comps and the as-delivered spec rather than generic townhome averages.

We position Longbay listings around the Everything Included spec and the move-in-ready timeline, the two advantages a resale here holds over waiting on a builder release.

Flood Zones & Insurance

Clay County flooding concentrates near Black Creek, Doctors Lake, and low-lying and wetland areas, while many newer inland communities sit in lower-risk zones.

The reliable move is to pull the FEMA flood designation for the exact Longbay Townhomes 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 populated Clay County corridors are served by AT&T and Xfinity (Comcast), with fiber expanding and some gaps in the more rural western areas. If working from home matters, confirm the options, and fiber in particular, at the specific Longbay Townhomes address rather than assuming.

The Tax Reality

Clay County total millage is generally lower than the City of Jacksonville, though it varies by district and any CDD is billed separately. 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 Longbay Townhomes 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

Clay 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 Longbay Townhomes 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 Longbay Townhomes home is priced to the real market.

The Longbay Townhomes Playbook

If you are buying in Longbay Townhomes, 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 Longbay Townhomes: 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 Longbay Townhomes Middleburg 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 Longbay Townhomes?

At 1852 Long Bay Rd off Blanding Blvd, just south of Old Jennings Road in Middleburg, ZIP 32068.

Who is the builder?

Lennar, under its Everything Included program, which bundles appliances, blinds, and smart-home basics into the base price.

When did the community open?

Lennar grand opened Longbay Townhomes on September 7, 2024.

Is Longbay sold out?

The Lennar site currently lists the community as temporarily sold out; that can mean a pause between releases, so check with Lennar directly and watch for early resales.

What do the townhomes cost?

Base pricing ran from 242,990 to 252,990 dollars, with a quick move-in Lincoln at 273,485 dollars, per NewHomeSource as of June 2026. Confirm current pricing and availability.

What plans are offered?

Two two-story plans, the Lincoln at about 1,707 square feet and the Truman at about 1,782 square feet, both 3 bedrooms and 2.5 baths with a one-car garage.

What is the HOA?

Around 2,220 dollars per year per NewHomeSource; get the exact figure and what it covers in writing before contract.

Is there a CDD?

CDD status was not disclosed by sources at publish time; have title pull the tax bill or ask Lennar directly before you sign.

What amenities are included?

A playground in a nature-oriented setting; there is no resort amenity campus, which is part of how the price stays low.

What schools serve Longbay Townhomes?

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

Is Longbay gated?

No gate is advertised; confirm current details with Lennar or the HOA.

How is parking?

Each townhome has a one-car garage plus driveway parking; two-car households should walk the street parking situation before committing.

How is the commute?

Blanding retail is about five minutes, the First Coast Expressway is about ten, and NAS Jacksonville runs about 25 minutes.

Are rentals allowed?

Rental rules live in the HOA documents and can change; confirm the current restrictions in writing if investment flexibility matters to you.

Who should I call about Longbay Townhomes?

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, whether you buy from Lennar or on resale. The builder sales office and the listing agent work for the seller side. Your own agent represents only you, and in most cases the seller side funds the commission anyway.

Related Reading

If you are weighing Longbay Townhomes against the rest of the Middleburg market, these guides are a good next step.