Sumerlin at Bartram Park

Executive Summary

Sumerlin is a gated Beazer Homes community in Bartram Park from the roughly 2006 to 2010 era, though exact build years should be verified by unit, with two products: townhomes around 1,300 square feet with 2 bedrooms plus a loft, and terrace homes around 1,867 to 1,996 square feet with 2 to 3 bedrooms, a 2-car garage, and a courtyard.

Construction is concrete block on the first floor, which matters for insurance and durability in a corridor where some competing product is frame; the amenity package runs gated entry, clubhouse, lap pool, fitness room, and a cabana and barbecue area, with lake and conservation views on the better-positioned units.

The fee stack is the homework: the HOA is managed by MAY Management, and townhome HOAs across Bartram Park run toward roughly 400 dollars a month area-wide, but the Sumerlin-specific figure needs verification, and Bartram Park is CDD territory, so pull the assessment on the specific unit before contract.

Quick Facts

Community Overview & History

Bartram Park and the attached-home boom

Bartram Park is the master-planned corridor that filled the land between I-95 and Racetrack Road in the mid 2000s, and its signature product is the gated attached-home community: dozens of townhome and condo neighborhoods feeding off Bartram Park Boulevard. Sumerlin was Beazer Homes taking its swing, with the twist of a second, larger terrace-home product that most of the corridor never offered.

How it feels on the ground today

Sumerlin today is a mature gated community: the landscaping is grown in, the lakes and conservation edges give the better units real views, and the two-product mix means the resident base spans first-time buyers in the townhomes and downsizers and small families in the terrace homes. Everything here is resale, and condition spread between original-finish units and renovated ones drives the pricing more than anything else.

The Two Products Behind the Gate

Sumerlin is one gate and two very different homes, so the first decision is product, and the second is position.

The townhomes

Around 1,300 square feet, typically 2 bedrooms plus a loft and 2.5 baths; this is the entry product, estimated around 350,000 to 370,000 dollars per bartrampark.com data fetched in June 2026, treat that as an estimate and confirm against live comps.

The terrace homes

The larger product, about 1,867 to 1,996 square feet with 2 to 3 bedrooms, a 2-car garage, and a courtyard; they live like small single-family homes and trade at a premium over the townhomes.

Lake and conservation positions

Units backing water or preserve carry view premiums on resale; interior and parking-facing units are the value entries.

Condition spread

The community is 15 to 20 years old, so original kitchens and baths versus renovated ones create a real price gap; comp accordingly.

Real Estate Market

Per bartrampark.com data fetched in June 2026, Sumerlin townhomes were estimated around 350,000 to 370,000 dollars; that is a portal estimate, not closed-sale data, so confirm against live MLS comps before you anchor on it. The terrace homes trade above the townhomes, and no reliable third-party figure was published for them at publish time.

The buyer pool is first-time buyers and Baptist South medical workers in the townhomes, and downsizers plus small families wanting the garage and courtyard in the terrace homes.

Bartram Park has heavy attached-home supply, so Sumerlin competes with a dozen neighboring communities; the gate, the block construction, and the terrace-home product are its differentiators.

Who Lives Here

Sumerlin draws first-time buyers who want gated and block-built at the corridor entry price, medical workers commuting to Baptist South, and downsizers who want the terrace-home garage and courtyard without single-family maintenance.

Schools

Sumerlin at Bartram 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 Sumerlin at Bartram Park address before you buy. Bartram Park zoning has moved over the years as schools opened, so run the exact address through the district locator before you buy.

Amenities & Lifestyle

The amenity package is solid for the corridor, and the gate plus the lakes are what the dues are buying.

Gated entry

Controlled access, which much of the Bartram Park attached-home stock also offers, but it remains a real filter for buyers and renters.

Clubhouse and fitness room

The community gathering anchor with an on-site gym.

Lap pool

A pool you can actually swim laps in, not just a splash zone.

Cabana and barbecue area

The outdoor social space, set against the lake views.

HOA, CDD & Costs

The HOA is managed by MAY Management Services; townhome HOA dues across Bartram Park communities run toward roughly 400 dollars a month area-wide, but the Sumerlin-specific figure was not verified at publish time, so get the current amount in writing, and note that townhome and terrace-home dues may differ.

Bartram Park is Community Development District territory; whether and how much CDD assessment applies to a specific Sumerlin unit needs to be pulled from the tax bill of that unit before contract, because it changes the monthly math.

Ask for the budget and reserve study during due diligence; a 2006 to 2010 era attached community is in the roof-and-paint cycle, and healthy reserves are the difference between dues stability and special assessments.

Commute Analysis

Sumerlin works off Bartram Park Boulevard to I-95: Baptist South is five minutes, Durbin Park handles the shopping run, and downtown is a straight shot up the interstate.

Shopping & Dining

Durbin Park, with its big-box anchors and restaurant row, is about ten minutes south, the Bartram Park Boulevard corridor covers groceries and daily errands, and St. Johns Town Center is the regional run about twenty minutes north.

Pros and Cons

Sumerlin at Bartram Park vs. Comparable Communities

Hidden Things Buyers Should Know

The terrace-home secret

Most portal searches lump Sumerlin in as a townhome community, but the terrace homes, nearly 2,000 square feet with a 2-car garage and courtyard, are a different animal that rarely gets searched correctly, which can mean less competition when one lists.

The block-construction edge

Concrete-block first floors are not universal in Bartram Park attached product; insurers and inspectors notice, and it is a quiet resale advantage worth putting in the listing copy.

The reserve-study tell

In a 15 to 20 year old gated community, the HOA budget and reserve study tell you more about future costs than the current dues do; serious buyers read them before the inspection period ends.

Momentum Expert Insight

Selling a Home in Sumerlin at Bartram Park

Selling in Sumerlin means standing out in a corridor full of attached-home listings, so the block construction, the gate, and any lake view need to lead the marketing.

We price from the freshest in-community comparables, separate townhome comps from terrace-home comps, and present the fee stack clearly so buyers do not stall at the dues question.

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 Sumerlin at Bartram 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 Sumerlin at Bartram 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 Sumerlin at Bartram 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 Sumerlin at Bartram 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 Sumerlin at Bartram Park home is priced to the real market.

The Sumerlin at Bartram Park Playbook

If you are buying in Sumerlin at Bartram 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

Mistakes to Avoid

The common ones around Sumerlin at Bartram 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.

Price History: What Homes Here Have Actually Sold For

Median sale prices in Sumerlin At Bartram Park Jacksonville 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 Sumerlin?

In the Bartram Park corridor of south Jacksonville, ZIP 32258, off Bartram Park Boulevard, about five minutes from Baptist Medical Center South.

Who built Sumerlin?

Beazer Homes, in the roughly 2006 to 2010 era; verify the exact build year of any specific unit.

What types of homes are in Sumerlin?

Two products: townhomes around 1,300 square feet, typically 2 bedrooms plus a loft, and terrace homes around 1,867 to 1,996 square feet with 2 to 3 bedrooms, a 2-car garage, and a courtyard.

What do homes cost?

Townhomes were estimated around 350,000 to 370,000 dollars per bartrampark.com data fetched in June 2026; treat that as an estimate and confirm against live comps. Terrace homes trade higher, with no reliable published figure at publish time.

Is Sumerlin gated?

Yes, it is a gated community.

What is the construction quality?

First floors are concrete block, which is sturdier than the all-frame product in parts of the corridor and can help on insurance.

What is the HOA?

Managed by MAY Management Services; Bartram Park townhome dues run toward roughly 400 dollars a month area-wide, but the Sumerlin-specific figure was not verified at publish time, so get it in writing.

Is there a CDD?

Bartram Park is CDD territory; whether and how much applies to a specific Sumerlin unit should be pulled from the tax bill of that unit before contract.

What amenities are included?

Gated entry, a clubhouse with a fitness room, a lap pool, and a cabana and barbecue area, with lake and conservation views in parts of the community.

What schools serve it?

Duval County Public Schools; confirm zoning by exact address, because Bartram Park zoning has shifted as schools opened.

How far is Baptist South?

About 5 minutes, which makes Sumerlin a regular landing spot for medical workers.

How far is Durbin Park?

About 10 minutes south for the big-box and restaurant run.

Are the townhomes or terrace homes better?

Different buyers: the townhomes are the attainable entry, the terrace homes live like small single-family homes with a garage and courtyard; we walk both with buyers and run the math side by side.

Is Sumerlin a good rental investment?

The Baptist South employment anchor supports demand, but verify the HOA leasing rules and run the dues and any CDD against rent before you assume the numbers work.

Who should I call about Sumerlin?

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 a resale here?

Yes. The listing agent works for the seller. Your own agent represents only you, and in a community where the fee stack needs verification, that representation pays for itself.

Related Reading

If you are weighing Sumerlin against the rest of the Bartram Park corridor, these guides are a good next step.