Tamaya Homes for Sale in Jacksonville, FL

Tamaya is a single-builder, single-architectural-style community, which creates a unique resale dynamic. Most master-planned communities in Jacksonville (Nocatee, Beachwalk, eTown) include multiple builders and broader architectural variety, which means buyers compare floor plans across builders. In Tamaya, the buyer is essentially choosing between ICI floor plans only, which simplifies the decision but also narrows the comparison set on resale.

Tamaya's price arc mirrors the broader Jacksonville luxury new-construction market. First-phase pricing in 2016 ran $338K to $625K, well below current resale values. By the 2022 peak, ICI's base pricing had climbed to roughly $550K to $850K, with custom and premium-lot options pushing into the $1M range. The 2023-2024 mortgage rate environment compressed buyer demand at the upper end, slowing absorption pace but not significantly cutting headline pricing. By 2026, resale pricing has stabilized in the $635K to $1.45M range with median listing around $781K.

Year-over-year price changes in Tamaya have been roughly flat to slightly soft, similar to the broader Jacksonville luxury market. The community's pricing has held up better than some new-construction master-planned communities because of (1) the architectural distinctiveness limiting comparable substitution, (2) the gated security feature, and (3) the maturity of the community amenities at this point in its life cycle.

Inventory in Tamaya runs thin. As of recent data, the community typically shows 8-15 active listings on MLS at any given time, with median days on market around 83 days. The DOM is longer than the broader Jacksonville average (typically 64-72 days) because Tamaya's buyer pool is narrower: buyers who specifically want this architectural style, this gated/amenity package, and this price band. Once a Tamaya-fit buyer finds the right home, transactions close quickly. But not every Jacksonville buyer is a Tamaya buyer.

ICI Homes has substantially completed Tamaya's residential build-out. New construction directly from ICI is limited to a handful of remaining inventory homes and any custom builds on remaining lots. Buyers who specifically want new-construction ICI product should check with ICI directly for current availability. For most buyers, the entry path is now the resale market.

Buyer demand in Tamaya skews toward three groups: (1) move-up Jacksonville buyers from Mandarin, Baymeadows, or Hidden Hills scaling into a gated luxury product, (2) executives relocating to the Southside Jacksonville employment cluster (Mayo Clinic, Town Center, Deerwood), and (3) buyers who specifically respond to the Mediterranean architectural aesthetic and have ruled out competing communities like Pablo Creek Reserve or Hampton Park for stylistic reasons.

Seller demand is constrained by the mortgage rate lock-in effect that defines most of the Jacksonville market. Many Tamaya owners purchased in 2018-2022 at sub-4% mortgage rates and are reluctant to sell and finance a replacement home at current rates. This keeps inventory tight and supports pricing despite slower absorption pace.

Tamaya's amenity package is one of its strongest selling points. Most gated luxury communities in Jacksonville have a clubhouse and a pool. Tamaya goes further with a resort-style 10,000-square-foot amenity center, multiple pool features including a water slide, and integrated walking paths around crystal lakes.

The Tamaya amenity center is 10,000 square feet of clubhouse, fitness, and event space. It includes:

Tamaya has multiple connected walking paths winding through the community, passing several crystal lakes that double as stormwater retention. The paths are well-maintained, well-lit at night, and popular with dog walkers and runners. The lakes are landscaped with native plantings and provide visual interest throughout the community. Several premium lots feature direct lake frontage with private docks or backyard lake access.

Tamaya has community tennis courts and has been adding pickleball courts as the sport's popularity has grown. The community is on the smaller side for dedicated sports infrastructure compared to mega-master-planned communities like Nocatee or eTown, but the courts that exist are well-maintained and accessible to residents.

Tamaya's master plan includes 500,000+ square feet of retail and commercial space integrated into the community. By 2026, much of this has built out, including a Publix grocery, restaurants, professional services, medical offices, and personal services. The result is that many daily errands can happen without leaving the immediate Tamaya footprint, which is unusual for a Jacksonville gated community.

Publix at Tamaya (on-site, within community footprint), Publix at Tinseltown, Whole Foods at St. Johns Town Center, Trader Joe's at St. Johns Town Center, and Fresh Market at Town Center area. Costco and Sam's Club are 15-20 minutes via JTB or Phillips Highway. The on-site Publix is one of Tamaya's most underrated daily-life features.

Restaurants near Tamaya cluster in three areas: (1) within the Tamaya retail footprint (multiple casual and mid-tier restaurants), (2) along Beach Boulevard near the community (local favorites including Salt Life Food Shack, Fionn MacCool's, V Pizza, and several chain options), and (3) at St. Johns Town Center (the full range from casual to upscale, including The Capital Grille, Eddie V's, Cooper's Hawk, Maple Street Biscuit Company). Beach options (Jacksonville Beach restaurants) are 12 minutes east. Mayo Clinic-area restaurants are 18-20 minutes north.

Multiple Starbucks locations on Beach Boulevard, Bold Bean Coffee Town Center, Maple Street Biscuit Company, and several independent options. Mid-morning meetings frequently happen at Starbucks Tinseltown or the various Town Center options.

Mayo Clinic Jacksonville (18-20 minutes) is the regional anchor. Baptist Beaches (12 minutes) serves the beaches/Southside corridor for non-Mayo care. Multiple specialty practices within 5-10 minutes of Tamaya along Beach Boulevard and Hodges Boulevard. UF Health Jacksonville (downtown) is 25-30 minutes.

St. Johns Town Center (7 miles) is the regional retail and entertainment hub, with Apple Store, Nordstrom, multiple high-end retailers, and the AMC Town Center 14 theater. Topgolf Jacksonville is 10 minutes. The Tinseltown commercial corridor has additional restaurants and entertainment options. Jacksonville Beach (12 minutes) offers beach activities, casual dining, and the Pete Beach pier scene.

Most buyers don't learn these things until after closing. They're not deal-breakers, but they shape the experience.

Beach Boulevard near the community handles a significant volume of east-west traffic moving between the beaches and the Southside employment cluster. Morning peak (7-9 AM westbound) and evening peak (4-6 PM eastbound) add 10-15 minutes to most commutes. Beach Boulevard also gets significant traffic during weekend beach-going hours (Friday afternoon eastbound, Sunday evening westbound). Plan around it.

Duval County Public Schools has rezoned attendance boundaries multiple times in the past decade. While Tamaya is currently zoned to the Atlantic Coast High School feeder pattern, future rezoning is always a possibility as the district manages growth and capacity. Verify zoning at the specific property address with the district and budget for the possibility of future change.

The Tamaya CDD bonds amortize over a 25-30 year period (typical for Florida master-planned CDDs). Annual assessments decline over time as the bonds are paid down. Buyers should ask the title company or HOA management for the current CDD bond balance and the assessment schedule. A home with significant remaining CDD debt carries higher carrying costs than a home where most of the CDD bond has been paid down.

Any exterior modification (pool, screen enclosure, fence, landscape changes, exterior paint, roofing, even mailbox replacement) requires HOA architectural review. The review process is generally responsive but can add 2-4 weeks to project timelines. Buyers planning major exterior renovations should factor this into their planning.

Tamaya is in Duval County, which is hurricane exposure but inland enough that flood insurance is typically not required (homes are mostly in FEMA X zones rather than AE). Hurricane/wind insurance is essentially mandatory for Florida homes. Average all-in homeowners + wind insurance for a $800K Tamaya home typically runs $3,500-$6,000/year depending on roof age, construction features, and carrier. The 2022-2024 Florida property insurance market tightening has affected Tamaya like the rest of the state, but the inland location and post-2016 construction help with premiums.

Tamaya's narrower buyer pool (people who specifically want this style and this package) means resale velocity is slower than in broader-appeal communities. Pricing tends to hold up well, but expect to spend 60-90+ days on market when selling. Pricing aggressively for speed costs more than it does in faster-turning communities like Nocatee or eTown. Plan for a thoughtful, patient resale process.

ICI Homes is generally well-regarded for build quality in Florida. Their custom and semi-custom approach means buyers had significant input on finishes and features when homes were originally built. The trade-off: floor plan and finish variation is high within Tamaya, so two homes of the same nominal square footage can vary significantly in build cost and finish quality. Get a thorough inspection with a Florida-experienced inspector, and pay attention to original options and finish-level upgrades when comparing comparables.

The first item in Tamaya is the carrying-cost stack, because the home is gated, HOA-governed, and inside a CDD. Pull the current CDD bond balance and assessment schedule for the exact parcel; a home with significant remaining CDD debt carries a higher all-in monthly cost than one where most of the bond is paid down. Confirm the HOA dues and read the architectural-review rules, since any exterior change, from a pool or fence to exterior paint, requires review that can add weeks to a project.

Insurance is the second item. Tamaya is inland enough that homes mostly sit in FEMA X zones rather than AE, so flood insurance is often not required, but confirm the FEMA flood designation for the exact address since it can vary. Wind and hurricane coverage is essentially mandatory for Florida homes, and the 2022 to 2024 property-insurance tightening has affected the whole state; get a bindable all-in homeowners and wind quote during your inspection period, as premiums vary with roof age, construction features, and carrier.

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 Tamaya address rather than assuming.

On taxes, Duval County total millage runs roughly 17.9 to 18.5 mills depending on the taxing district, and the Florida homestead exemption for 2026 is 51,411 dollars for those who qualify, with a March 1 filing deadline. Plan for the post-sale reset: the prior owner's Save Our Homes cap ends at sale and the assessed value resets to the new just value, so your second-year bill is often higher than the seller's current one. The CDD assessment is billed separately from the millage and is not reduced by the homestead exemption, so budget it as part of the true monthly number.

Buyers looking at Tamaya typically also evaluate 3-4 alternatives. Here's how the math actually compares:

Hampton Park is Tamaya's closest gated comparison in this Southside corridor, a manned-gate Duval community a short drive away in a similar price tier. The key differences are vintage and feel: Hampton Park is the more established, traditional option, while Tamaya is newer, amenity-centered around its resort water-slide and pool complex, and built in a single, curated Mediterranean style. Buyers who want a settled, established gate often weigh Hampton Park; buyers who want newer construction, the resort amenity package, and architectural consistency lean Tamaya.

Pablo Creek Reserve is another nearby Duval gated community on Hodges Boulevard. Slightly higher price band, larger lots, more wooded preserve setting. Tamaya is denser, more amenity-rich, and more architecturally curated. Pablo Creek buyers tend to prioritize privacy, larger lot sizes, and a more secluded feel; Tamaya buyers tend to prioritize community programming, walkable amenities, and the Mediterranean aesthetic.

This is the most important comparison for buyers debating "Duval County gated vs St. Johns County master-planned." Nocatee is significantly larger (15,000+ acres vs Tamaya's couple hundred), in St. Johns County with A-rated schools, with bigger amenities (Splash Water Park, Spray Park, multiple amenity centers), and meaningfully lower base pricing. The trade-offs: Nocatee is newer construction in many sub-communities, the lots and homes are spread across multiple builders rather than one, and the commute to Southside employment is 10-15 minutes longer. buyers who weight schools and master-planned scale highest typically choose Nocatee; buyers who want gated security with a tighter, more curated community feel choose Tamaya.

Beachwalk in St. Johns County offers Crystal Lagoon (a 14-acre swimmable man-made lagoon) as its signature amenity, drawing buyers who specifically want the beach-resort feel. Tamaya's water slide and resort pool are robust but don't compete with Crystal Lagoon's scale. Beachwalk pricing is lower, schools are St. Johns A-rated, but the commute to Southside Jacksonville employment is 25-35 minutes (vs Tamaya's 15-20). Beachwalk wins on schools and signature amenity; Tamaya wins on location and gated security.

Tamaya fits the buyer who wants a gated, amenity-rich community with one curated look, and who will underwrite the carrying cost to get it. If a resort amenity center, an on-site Publix, a manned gate, and a consistent Mediterranean style matter more than architectural variety or a golf course, and if you will read the HOA rules and the CDD bond before you commit, Tamaya is a distinctive Southside option that holds its identity well.