Oak Hill Village Townhomes. Know what matters before you buy.

The 60-Second Overview

Oak Hill Village Townhomes is the most interesting number in Duval County new construction right now: a brand-new 3-bedroom, 2.5-bath Lennar townhome listed from roughly $235K to $250K, with Everything's Included finishes and no CDD. Sub-$250K new construction has nearly vanished from this metro, and almost none of what survives sits this close to the urban core, downtown Jacksonville is about 10 miles and 15-20 minutes up Roosevelt Boulevard.

The community is small and simple by design: two plans, the Ava (~1,349 sq ft) and Luna (~1,350 sq ft), both two-story 3/2.5 townhomes on Falcon Gate Lane in the Westside Oak Hill area, ZIP 32244, off the 103rd Street/Wesconnett corridor. It began selling in fall 2025 and is actively selling. There is no clubhouse, no pool, no amenity package, which is precisely how the price and the HOA stay where they are.

The honesty has to come first, because Lennar's marketing leans on the downtown proximity and the address deserves a fuller sentence: this is the Westside, not an urban-core neighborhood. The Oak Hill corridor is workaday, established, and genuinely block-by-block in character. For NAS Jacksonville personnel, downtown commuters, and first-time buyers doing rent-versus-own math, that trade is often a clear win. But it is a trade, and we will say so before the sales office does not.

New-build payment math at rent money is the headline. The corridor is the homework.

Fees, No CDD, and the Monthly Math

The cost structure here is the whole pitch, so read it carefully. Start with what is absent: there is no CDD, per Lennar. That matters more than it sounds, most new construction in Duval and Clay County carries a community development district assessment on the tax bill, often hundreds to a couple thousand dollars a year, and buyers comparing this community against the big master-planned alternatives should put that line item on the spreadsheet explicitly.

What is present: an HOA for the townhome association. Third-party listing sites have reported a monthly fee in the low hundreds covering exterior grounds, but we deliberately do not print a hard number, builder-community HOA budgets get set and reset in the early years, and the only figure that matters is the one in the current association documents. The questions we put in writing: what is the exact current monthly amount, what does it cover (lawn, exterior maintenance, roof reserves or not), and how is the reserve funded while the builder still controls the board.

Then taxes: a sub-$250K assessed base on standard Duval millage is one of the lightest new-construction tax bills available in this metro. Stack the pieces, modest price, no CDD, modest HOA, light taxes, add a builder rate buydown, and the all-in monthly payment competes directly with what a 3-bedroom rents for across Jacksonville. That comparison is the real product being sold here, and run honestly, it often holds up.

Near the Core, Honestly

Here is the location truth told straight. Lennar's marketing positions this community near vibrant downtown Jacksonville, and by new-construction standards that is fair: almost nothing new gets built close to Jacksonville's core, and a new-townhome price point 15-20 minutes from downtown is genuinely rare. The land economics of the urban ring mean national builders work the far suburbs, Oakleaf, the far Northside, St. Johns County, and the close-in buyer is usually left choosing between dated resales and renovation projects. A new-build option inside the I-295 commuting ring at this price is the exception, and that rarity is real.

And here is the other half: the address itself is the Westside, the Oak Hill pocket off 103rd Street and Wesconnett, ZIP 32244, about 10 miles from the downtown skyline. This is established, working Jacksonville: 1950s-to-1970s neighborhoods, heavy retail corridors, NAS Jacksonville's gravity a few miles east, and a character that changes street to street. Some blocks are tidy and settled; some are tired; the corridor itself is busy and unglamorous. None of that is disqualifying at this price, but it is the variable the glossy renderings do not show.

Our standing advice for this corridor, and we give it to every buyer: drive the approach streets twice, once in daylight and once after dark. Walk the 103rd Street stretch you would actually use for errands. Check the crime map for the specific blocks, not the ZIP average, because ZIP 32244 averages together very different streets. Buyers who do that homework and still like the math tend to be happy here; buyers who skip it are the ones who get surprised. The commute story, meanwhile, is legitimately strong: NAS Jax in roughly 10 minutes, Riverside in about 15, downtown in 15-20, and Orange Park's retail in about 12.

The Lennar Model, Decoded

Lennar's Everything's Included program is simple once you see the mechanics: the appliances, the smart-home package, and a fixed finish level are bundled into the list price, and there is no design-center options treadmill. The upside is genuine price certainty, the number on the sheet is close to the number you pay for the house. The trade is personalization: you are choosing between homesites and two nearly identical floor plans, not between countertops.

The negotiation, therefore, lives somewhere else. Lennar rarely cuts list price in a way that would reprice the whole community; instead it moves incentives, closing-cost credits and mortgage rate buydowns, usually tied to financing through Lennar Mortgage, and those move week to week on spec inventory. A buydown on a $240K loan can be worth more in monthly-payment terms than a five-figure price cut, which is why the effective payment, not the list price, is the number to shop. We price the Lennar Mortgage package against an outside lender on every purchase and take whichever total cost wins.

Two more pieces of the model worth decoding. First, new construction still needs an independent inspection, in fact two if the schedule allows: pre-drywall if the home is still going up, and a full inspection before closing, plus the 11-month walkthrough before the workmanship warranty window closes. Builder quality is a process, not a guarantee. Second, the HOA starts life under builder control; reading how the budget and reserves are set up now tells you what the fee looks like after turnover. Both are standard buyer-side homework, and both are exactly what the on-site sales team, who work for Lennar, will not do for you.

The Homes: Ava and Luna

The product line could not be simpler: two plans, one square foot apart. The Ava runs about 1,349 square feet and the Luna about 1,350, both two-story townhomes with 3 bedrooms, 2.5 baths, the living space down and the bedrooms up, and garage-plus-driveway parking (confirm the exact garage configuration and any guest-parking rules per homesite). At the time of writing, published pricing ran from roughly $234,999 to $249,999 across both plans, with the Luna holding the lower entry on most homesites.

With finish levels fixed by Everything's Included, what actually differentiates one purchase from another is position: end units versus interior units, what the homesite backs to, driveway length, and proximity to the entrance and any retention areas. In a small community those differences carry into resale, an end unit with a decent backdrop will always out-trade an interior unit facing parking. Tour the actual homesite, not the model, and walk the lot lines before you pick.

Schools: Verify Everything

The community sits in Duval County Public Schools. Lennar's own page lists Pine Forest Elementary, Frank H. Peterson Academies of Technology, and Douglas Anderson School of the Arts as zoned, and then, to its credit, flags the list as computer-generated. Take the flag seriously: Douglas Anderson is an audition-based arts magnet, not a default neighborhood assignment, and Duval zoning changes. If schools drive your decision, confirm the current assignment for the specific address with the district directly, and look at the ratings yourself rather than taking anyone's summary, ours included.

What Living Here Is Actually Like

Practical, low-maintenance, commuter-first living: a new lock-and-leave townhome, errands on the 103rd Street corridor, Oak Hill Park nearby, and everything else a short drive, Riverside's restaurants in 15 minutes, Orange Park's big-box retail in 12, downtown's stadium and riverfront in under 20. The community itself is residential streets and driveways, not a programmed lifestyle; your social life happens in the city around it.

Five Costly Mistakes Buyers Make Here

Entry-level builder purchases fail in predictable ways:

Homesites and Premiums

Relative resale-position pressure, not prices.

The Buyer Checklist

• Drive the corridor twice, daylight and after dark, before you sign.
• Register your own agent with Lennar on the first visit, before touring.
• Pull the live pricing and incentive sheet, it changes weekly.
• Price Lennar Mortgage against an outside lender on total cost, not rate alone.
• Confirm the HOA amount and coverage in the association documents, not a listing site.
• Verify no CDD in the closing documents and confirm school zoning with the district.
• Order independent inspections: pre-drywall if possible, pre-closing always, 11-month later.
• Walk the exact homesite: end versus interior, backdrop, parking, drainage.

Oak Hill Village vs. the Alternatives

At this budget the realistic set is Westside value, the historic core, and Duval's other attached product:

The lane here is specific: the cheapest way to buy brand-new in Duval County within a 20-minute run of downtown. The resales buy more land and character for the same money; the urban core buys walkability for more money; nothing local matches new-build-plus-no-CDD at this number.

The Honest Pros and Cons

Our Buyer Playbook

How we run an Oak Hill Village purchase, in order:

• Corridor first: the day-and-night drive and the block-level crime map before any tour.
• Register representation, then pull the live pricing and incentive sheet.
• Run the financing bake-off: Lennar Mortgage with incentives versus outside lenders, on total cost.
• Pick position deliberately: end units and backdrops over interior-facing-parking, every time the math allows.
• Inspect like a resale: independent inspections at every stage Lennar's schedule permits.

Questions We Ask Before You Offer

Six answers we get in writing on every contract here:

• What is the current incentive package, and what does it require (lender, title, close date)?
• What is the exact HOA amount today, what does it cover, and how are reserves funded?
• Is there any CDD or special assessment anywhere in the closing documents?
• What is the build/delivery timeline for this homesite, and what happens if it slips?
• What are the warranty terms, workmanship, systems, structural, and the claims process?
• What is the current school assignment for this address, confirmed with Duval County?

Is It Not For You?

The honest cut, both directions: