The Complete Mirabella Guide. (2026)

Executive Summary

Mirabella, formerly Tivoli at Deerwood, is a Mediterranean-style condominium community of about 400 units on Gate Parkway in the Deerwood area, steps from the St. Johns Town Center. It pairs villa-style townhomes and flats with resort amenities in one of the most convenient Southside locations.

The community offers 12 home designs in one, two, and three bedrooms, from roughly 732 to 1,574 square feet, with Mediterranean architectural details. Amenities include a 60-acre lake, a swimming pool, a fitness center with a heated spa, a children playroom, and a business center.

For pricing context, Mirabella condominiums are priced off the floor plan, the position, and the updates, and the community includes both owner-occupied and investor-leased units. A specific home should be priced off recent comparable sales rather than a neighborhood average.

Quick Facts

Community Overview & History

Mediterranean condominium living near the Town Center

The St. Johns Town Center area on Gate Parkway is one of the most convenient and sought-after parts of the Southside, prized for its shops, dining, and quick access to I-295 and JTB. Mirabella is one of its condominium communities, offering a low-maintenance, amenity-rich lifestyle steps from all of it.

How it feels on the ground today

Mirabella reads as an amenity-rich, low-maintenance community where the 60-acre lake, the resort pool, the villa-style architecture, and the walkable Town Center location are the headline draws. The townhomes and flats appeal to first-time buyers, professionals, and investors who want convenience without single-family upkeep.

The Community and What You Are Buying

Mirabella is a condominium community of townhomes and flats, so the choice comes down to the floor plan, the position, and the level of updating.

Townhome versus flat

Mirabella offers both villa-style townhomes and single-level flats across 12 designs.

Lake and position

Units near the 60-acre lake and in better positions carry a premium.

Updated versus original

Units trade as both updated and largely original, so condition is a major factor in price.

Real Estate Market

Mirabella appeals to first-time buyers, professionals, downsizers, and investors who want amenity-rich, low-maintenance condominium living near the St. Johns Town Center.

Prices are set by the plan, the position, and the updates, and the community includes owner-occupied and leased units. A specific home should be priced from the closest comparable sales.

The lake, the resort amenities, and the walkable Town Center location keep demand steady from buyers and investors on the Southside.

Who Lives Here

Mirabella draws first-time buyers, professionals, downsizers, and investors who want a Mediterranean-style condominium with a 60-acre lake, resort pool, and fitness center, steps from the St. Johns Town Center on Gate Parkway.

Schools

Mirabella is served by Duval County Public Schools, with attendance zones by home address. Confirm the exact zoning for a Mirabella address with the district before you buy.

Amenities & Lifestyle

Mirabella pairs resort condominium amenities with its Town Center location.

60-acre lake

A 60-acre lake anchors the community setting.

Resort pool and spa

A swimming pool and a fitness center with a heated spa serve residents.

Business center and playroom

A business center with high-speed internet and a children playroom add convenience.

Walkable Town Center

The St. Johns Town Center and Gate Parkway shops and dining are minutes away.

HOA, CDD & Costs

Mirabella is a condominium, so residents pay a monthly fee covering the building exterior, the grounds, and the amenities. Confirm the current fee and inclusions for a specific home.

Because the community includes investor-leased units, confirm the current leasing rules and any rental caps for the specific home, especially if you are an investor.

Pull the flood designation for the specific building and a current insurance picture, since lake-adjacent units can vary.

Commute Analysis

Mirabella pairs amenity-rich condominium living with a prime Gate Parkway location, where the St. Johns Town Center, I-295, and JTB are minutes away and downtown and the beaches are a short drive, which keeps it connected while offering a lock-and-leave lifestyle.

Shopping & Dining

Everyday shopping and dining could not be more convenient, with the St. Johns Town Center and the Gate Parkway and Town Center Parkway corridors minutes away. The location is one of the most walkable to shopping on the Southside.

Pros and Cons

Mirabella vs. Comparable Communities

Hidden Things Buyers Should Know

Walk to the Town Center

Mirabella is steps from the St. Johns Town Center, which is the main reason buyers and renters shop here.

Confirm leasing rules

The community includes investor-leased units, so confirm the leasing rules and any rental caps for the specific home.

Position and condition drive price

Compare like units, since lake position and condition drive the price.

Momentum Expert Insight

Selling a Home in Mirabella

Selling at Mirabella is about presenting the updates, the position, and the walkable Town Center location to buyers and investors, and pricing correctly against the closest comparable sales.

We price from the most recent comparable units, account for the plan and the position, and market the lake, the amenities, and the Town Center proximity to the buyers who shop the Southside.

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

The Mirabella Playbook

If you are buying in Mirabella, 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 Mirabella: 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 Mirabella?

Mirabella is on Gate Parkway in the Deerwood area of the Southside in Jacksonville, in the 32246 area, near the St. Johns Town Center.

What kind of community is Mirabella?

Mirabella, formerly Tivoli at Deerwood, is a Mediterranean-style condominium community of about 400 units, with townhomes and flats.

What do homes in Mirabella cost?

Prices are set by the floor plan, the position, and the updates, and the community includes owner-occupied and leased units. Price a specific home off comparable sales.

What size are units in Mirabella?

Mirabella offers 12 designs in one, two, and three bedrooms, from roughly 732 to 1,574 square feet.

What amenities does Mirabella have?

Mirabella has a 60-acre lake, a swimming pool, a fitness center with a heated spa, a children playroom, and a business center.

What does the condo fee cover?

The monthly fee covers the building exterior, the grounds, and the amenities. Confirm the current fee and inclusions for a specific home.

What schools serve Mirabella?

Mirabella is served by Duval County Public Schools. Confirm the exact zoning for an address with the district.

Is Mirabella a good value?

For buyers who want amenity-rich, low-maintenance living near the Town Center, it is a strong option, though some units are leased and condition varies.

How far is Mirabella from the St. Johns Town Center?

Mirabella is about five minutes from the St. Johns Town Center on Gate Parkway.

Can you rent in Mirabella?

The community includes investor-leased units. Confirm the current leasing rules and any rental caps with the association before you buy.

Is Mirabella in a flood zone?

Lake-adjacent units can vary, so pull the flood designation and an insurance picture for the specific building before you buy.

Does Mirabella have a pool?

Yes. Mirabella has a resort swimming pool and a fitness center with a heated spa.

Is Mirabella good for investors?

Its location and amenities appeal to investors, but confirm the current leasing rules and any rental caps before you buy.

How far is Mirabella from downtown Jacksonville?

Mirabella is about twenty minutes from downtown Jacksonville.

Who should I call about buying in Mirabella?

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

Do I need my own agent to buy in Mirabella?

Yes. The listing agent works for the seller. Your own agent represents only you, confirms the fee and leasing rules, pulls the true comparable sales, and structures an offer that protects you.

Related Reading

If you are weighing Mirabella against other Southside communities, these guides are a good next step.