What's in this guide
Executive Summary
Tamaya is a gated master-planned community on Beach Boulevard between Hodges and Kernan in Southside Jacksonville. Built by ICI Homes starting in 2016 and now substantially built out, Tamaya is best known for three things: its distinctive Tuscan, Mediterranean, and Spanish architectural style (genuinely unusual for Jacksonville), its 10,000-square-foot resort-style amenity center with water slide and resort pools, and its location, which lands roughly equidistant from the beaches, downtown Jacksonville, and the major Southside employment centers (Mayo Clinic, Town Center, Deerwood).
People move to Tamaya for a specific combination. The architecture is genuinely different. Most new construction in Jacksonville defaults to coastal cottage or transitional contemporary. Tamaya looks like a community lifted out of Tuscany and dropped onto Beach Boulevard. The amenity package is resort-grade: 10,000 sqft clubhouse, multiple pools, a water slide, a fitness center, walking trails, and on-site retail. The location is functional: 15 minutes to St. Johns Town Center, 18-20 minutes to Mayo Clinic, 12 minutes to Jacksonville Beach, and the area's largest employment cluster sits just west on JTB. The community is gated: 24/7 manned gatehouse, controlled access, and an HOA architecture review process that maintains street-level consistency.
Median home prices in Tamaya run approximately $635,000 to $1,450,000 for ICI-built new construction, with current resale activity producing a median listing price around $781,000 according to Redfin's tracking. Homes range from approximately 1,900 to 4,905 square feet. The community is now functionally sold out from ICI Homes (new builds available only on a handful of remaining lots), which means the resale market is the primary entry path for new buyers. Days on market run approximately 83 days, slower than the Jacksonville average, reflecting both the premium price band and the smaller buyer pool that fits Tamaya's specific profile.
Tamaya works best for: families and executives wanting gated security plus resort amenities, buyers who specifically want Mediterranean architecture and a curated streetscape, professionals working at Mayo Clinic or in the Town Center/Southside employment cluster, and move-up buyers from Mandarin or Baymeadows scaling into a $700K-$1.2M product. It works less well for: families prioritizing top-tier public schools (the schools are good, not great), buyers who don't want CDD assessments stacked on top of HOA dues, and anyone wanting walkable beach access or established old-growth tree canopy.
This guide is for informational and educational purposes only. Real estate market data, school rankings, HOA and CDD fees, tax rates, insurance estimates, and community details about Tamaya change frequently and may already be outdated by the time you read this. Do not rely on the information on this page when making a purchase, sale, financial, legal, or investment decision. Always verify property-specific facts (school zoning, flood zone status, HOA and CDD assessments, taxes, insurance costs, deed restrictions) directly with the relevant authority, school district, HOA management company, and licensed professionals (real estate attorney, insurance agent, lender, tax advisor) before acting. See full disclosures ↓
Quick Facts
| Category | Detail |
|---|---|
| Location | Southside Jacksonville, on Beach Blvd between Hodges Blvd and Kernan Blvd |
| County | Duval County |
| ZIP Codes | 32246 (primary), 32224 (some addresses) |
| Builder | ICI Homes (master developer and primary builder) |
| Year Established | 2015–2016 (first phase Bella Nina) |
| Architectural Style | Tuscan, Mediterranean, Spanish Revival |
| Gated | Yes, 24/7 manned gatehouse |
| Home Size Range | 1,900 – 4,905 sq ft |
| Median Listing Price (2026) | ~$781,000 (Redfin) |
| Price Range (resale) | $635,000 – $1,450,000+ |
| Days on Market | ~83 days (Redfin) |
| HOA Fees | Approximately $200–$300/month (varies by phase) |
| CDD Fees | Yes, on annual tax bill |
| School District | Duval County Public Schools |
| Elementary School | Kernan Trail Elementary (A-rated) |
| Middle School | Kernan Middle School |
| High School | Atlantic Coast High School (A- Niche grade) |
| Amenity Center Size | 10,000 sq ft with resort pool + water slide + fitness |
| On-Site Retail/Commercial | 500,000+ sq ft planned/in development |
| Distance to Jacksonville Beach | 12 minutes / 6 miles |
| Distance to St. Johns Town Center | 15 minutes / 7 miles |
| Distance to Mayo Clinic Jacksonville | 18–20 minutes / 9 miles |
| Distance to Downtown Jacksonville | 25 minutes / 15 miles |
| Distance to Jacksonville International Airport (JAX) | 30 minutes / 25 miles |
Community Overview & History
Tamaya was developed by ICI Homes, the Daytona Beach-based custom and semi-custom builder that has been building Florida homes since the 1980s. ICI acquired the Beach Boulevard tract in the early 2010s as part of a broader strategy to develop master-planned gated communities along the Southside Jacksonville corridor. The first phase, Bella Nina, opened in 2016 with floor plans and pricing released that March. Subsequent phases (Toscana and others) followed over the next several years.
The architectural mandate was set from day one: Tamaya would not look like generic Florida new construction. ICI committed to Tuscan, Mediterranean, and Spanish architectural styles across the entire community, with HOA architectural review enforcing exterior colors, roof tile profiles, stucco textures, and landscape design. The result, ten years later, is a streetscape that genuinely feels different from anything else in Jacksonville. Buyers either love it or pass on it immediately. There's no middle ground.
The community design also committed to walkable retail and commercial integration. ICI planned over 500,000 square feet of commercial and retail space within the broader Tamaya footprint, with some on-site and some in adjacent parcels. By 2026, much of that has built out (Publix, restaurants, professional services) along with continued residential build-out. Tamaya is now substantially complete from a residential standpoint, with ICI listing the community as sold out aside from a handful of remaining inventory homes and resale opportunities.
For buyers, this matters: Tamaya is now primarily a resale market. The opportunity to buy directly from ICI Homes is closed except for limited inventory. Most transactions happen through resale via MLS, often through agents who specialize in the community. Pricing has stabilized as the community has matured, and homes that hold their Mediterranean character with proper landscaping tend to command premiums versus homes where the original aesthetic has been diluted.
Real Estate Market
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.
Current Pricing by Segment (Spring 2026)
| Segment | Typical Price Range | Notes |
|---|---|---|
| Smaller Single-Family (1,900–2,500 sqft) | $635K – $750K | Original Bella Nina-phase floor plans, typically 3 BR / 2-3 BA |
| Mid-Size Family Homes (2,500–3,500 sqft) | $725K – $900K | The volume product, 4 BR / 3 BA, two-story common |
| Larger Estate Homes (3,500–4,500 sqft) | $900K – $1.2M | Toscana phase, 4–5 BR, often with pool |
| Premium Lots with Water Views | $1.0M – $1.45M+ | Crystal-lake frontage, oversized lots |
| Custom / Maxed-Option Estates | $1.3M – $1.6M+ | Heavy ICI customization, premium finishes, 4,500+ sqft |
Historical Pricing Trend
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 and Days on Market
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.
New Construction Activity
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 and Seller Demand
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 Glen Kernan or Pablo Creek Reserve 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.
Who Lives Here
Tamaya skews more affluent and slightly older than the broader Southside Jacksonville demographic, though it's significantly younger and more family-oriented than coastal luxury markets like Ponte Vedra Beach. The community design (large pool with water slide, kid-friendly walking paths, gated security) attracts a heavy family contingent.
| Metric | Tamaya (estimated) | For Context |
|---|---|---|
| Median Household Income | $140K – $180K | Jacksonville MSA: $66K |
| Median Age | ~45–48 | Jacksonville MSA: 38 |
| Bachelor's degree or higher | ~65%+ | FL state: 32% |
| Owner-occupied housing | ~95%+ | FL state: 67% |
| Median home value | ~$781,000 | Jacksonville MSA: $325K |
Family Profile
Tamaya is a family-heavy community. The amenity center, walking trails, and proximity to good elementary schools (Kernan Trail Elementary is A-rated) draw young and mid-career families. Many residents have school-age kids attending Duval County Public Schools or private alternatives like The Bolles School, Episcopal School of Jacksonville, or Providence School. Empty-nester and retiree households are present but make up a smaller share than in coastal Ponte Vedra Beach or St. Johns County retirement-targeted developments.
Who Actually Lives Here
- Families with school-age kids (40-50%): The core demographic. Typically 35-50 year-old parents with kids in elementary through high school.
- Established professionals and executives (25-30%): Mayo Clinic physicians, Florida Blue and Fidelity leadership, healthcare administrators, finance professionals, business owners. Many work in the Town Center / Southside / Deerwood employment cluster.
- Empty-nesters and pre-retirees (15-20%): 55+ residents who scaled down from larger Jacksonville homes or relocated from out of state. Drawn to the gated security and amenity package.
- Remote workers and self-employed (10-15%): Growing segment. Tech executives, sales leaders, consultants, and business owners working remote.
- Out-of-state transplants (varies): Tamaya draws meaningful relocation from the Northeast, Midwest, and South Florida. The Mediterranean architecture appeals to buyers familiar with South Florida and California design vocabulary.
Schools
Tamaya is in Duval County Public Schools, the school district covering Jacksonville and most of Duval County. This is the most important distinction for relocating families to understand: Duval County schools are not St. Johns County schools. Both have good options, but the rankings and reputation differ significantly. Tamaya's specific zoned schools are well-regarded within the Duval system but do not compete head-to-head with St. Johns County options like Ponte Vedra High School or Nease.
Elementary School
Kernan Trail Elementary School (Grades K-5) is the primary feeder for Tamaya. A-rated by the Florida Department of Education. Located on Kernan Boulevard, a short drive from Tamaya. Class sizes typically run 18-22. Strong parent involvement and active PTA. Considered one of the better elementary options in Southside Jacksonville.
Middle School
Kernan Middle School (Grades 6-8) is the zoned middle school. Located adjacent to Kernan Trail Elementary. Solid reputation within the Duval system. Strong athletics and music programs. Niche grade typically in the B+ range.
High School
Atlantic Coast High School (Grades 9-12) is the zoned high school. Located on Stingray Parkway, about 5 minutes from Tamaya. Niche grade A-. GreatSchools rating 7/10. 95% graduation rate. Ranked #14-15 among Jacksonville-area public high schools (Niche 2026). Enrollment around 2,768 students. Average SAT score 1120, average ACT 23, average GPA 3.42. AICE (Cambridge Advanced International Certificate of Education) program available for advanced students. Strong athletics, particularly in track, swimming, and football.
Atlantic Coast is honestly described as: a solid Duval County high school with good academics, strong AICE programming for advanced students, real diversity, and active student life. It's not a top-3-in-Florida school like Ponte Vedra High or Nease. For families whose primary purchase driver is top-tier public school rankings, that distinction matters and should be weighed against Tamaya's other strengths.
Private and Charter Alternatives
Many Tamaya families choose private alternatives for high school or all grade levels:
- The Bolles School (PK-12): Highly regarded private school with multiple campuses. The San Jose campus is about 20 minutes from Tamaya.
- Episcopal School of Jacksonville (PK-12): Pre-eminent private option. Roughly 20-25 minutes from Tamaya.
- Providence School of Jacksonville (PK-12): Christian college-prep school with strong academic outcomes.
- River City Science Academy (charter, K-12): STEM-focused charter school option, no tuition.
Amenities
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 Amenity Center
The Tamaya amenity center is 10,000 square feet of clubhouse, fitness, and event space. It includes:
- Resort-style pool with zero-entry design and water slide
- Lap pool separate from the main pool for fitness swimming
- Modern fitness center with cardio and strength equipment
- Event spaces and gathering rooms for community programming and private events
- Outdoor lounge and cabana areas overlooking the pool deck
- Playground for younger residents
Walking Paths and Lakes
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.
Tennis, Pickleball, and Sports
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.
On-Site Retail and Commercial
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.
HOA & CDD Information
Tamaya operates with both an HOA and a CDD, which is standard for master-planned Florida communities developed in the 2010s. The combined cost structure deserves close attention from buyers because the all-in monthly carrying cost is higher than the HOA fee alone suggests.
HOA Fees
HOA fees in Tamaya typically run approximately $200-$300/month, varying by phase and home size. The HOA covers:
- 24/7 manned gate operations and security
- Private road maintenance, lighting, and landscaping
- Amenity center operations (pool, fitness, walking paths)
- Common area landscaping, signage, and entrance maintenance
- Architectural review and exterior standards enforcement
- Reserve funding for major repairs and replacements
CDD Fees
Tamaya is a CDD (Community Development District) community. CDD assessments appear on the annual property tax bill as a separate line item and typically run approximately $1,800-$3,500/year depending on lot location and home phase. The CDD covers infrastructure that was financed when the community was built: roads, water, sewer, drainage, and major landscape installations. Unlike HOA fees, CDD assessments are tied to the property, not the homeowner, and gradually decrease as the underlying bonds are paid down over a 25-30 year amortization.
All-In Monthly Carrying Cost Example
For a $800,000 home in Tamaya, the all-in monthly carrying cost (excluding mortgage P&I and insurance) typically runs:
- HOA: $250/month
- CDD (amortized monthly): $200-$250/month
- Property tax (Duval County): $550-$650/month
- Total non-mortgage carrying: roughly $1,000-$1,150/month
This is meaningfully higher than a comparable home in a non-CDD community would carry. Buyers should run their full monthly math (mortgage + taxes + insurance + HOA + CDD) before falling in love with a Tamaya home.
Restrictions and Architectural Guidelines
Tamaya's HOA maintains strict architectural standards to preserve the Tuscan/Mediterranean aesthetic. Exterior paint colors, roof tile profiles, landscape design, fencing, mailboxes, and exterior modifications all require HOA architectural review. Holiday decorations have time limits. Vehicle parking is restricted to driveways and garages overnight (no street parking allowed for residents). Short-term rentals (under 6 months) are restricted, with leases typically requiring HOA notification.
Commute Analysis
Tamaya's location on Beach Boulevard between Hodges and Kernan is one of the community's strongest features. The location lands inside the Southside Jacksonville employment cluster and minimizes commute time to the major job centers most residents work in.
| Destination | Distance | Off-Peak | Rush Hour |
|---|---|---|---|
| Mayo Clinic Jacksonville | 9 miles | 18 min | 25-30 min |
| St. Johns Town Center | 7 miles | 15 min | 20-25 min |
| Deerwood Park (Florida Blue, Fidelity) | 10 miles | 15-18 min | 25-30 min |
| Jacksonville Beach | 6 miles | 12 min | 20 min |
| Atlantic Beach | 8 miles | 15 min | 22 min |
| Downtown Jacksonville | 15 miles | 25 min | 40-45 min |
| Jacksonville International Airport (JAX) | 25 miles | 30 min | 45-55 min |
| Ponte Vedra Beach | 10 miles | 18 min | 25-30 min |
| Nocatee Town Center | 15 miles | 25 min | 35 min |
Beach Boulevard is the primary east-west corridor and provides direct access to JTB (J. Turner Butler Boulevard) just south. This connectivity is the geographic heart of Tamaya's location value: nearly every major Jacksonville employment center is within a 30-minute drive, and the beaches are 12 minutes east. The trade-off is Beach Boulevard traffic during morning and evening peaks, which adds 10-15 minutes to most commutes.
Shopping and Dining
Grocery
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
Restaurants near Tamaya cluster in three areas: (1) within the Tamaya retail footprint (multiple casual and mid-tier restaurants), (2) along Beach Boulevard between Hodges and Kernan (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.
Coffee Shops
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.
Healthcare
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.
Entertainment
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.
Pros and Cons
Advantages
- Distinctive Tuscan/Mediterranean architecture not found elsewhere in Jacksonville
- Gated, 24/7 manned gatehouse and HOA-controlled access
- Resort-style 10,000 sqft amenity center with water slide and resort pool
- On-site Publix grocery and retail (rare for Jacksonville gated communities)
- Excellent Southside location: 7 minutes to Town Center, 12 to beaches, 18 to Mayo Clinic
- Active family community with strong on-site programming
- Solid Duval County public schools (Kernan Trail Elementary A-rated, Atlantic Coast HS A- Niche)
- Well-maintained walking paths around crystal lakes
- Mature trees and established landscaping (10+ years of growth)
- Lower overall pricing than comparable St. Johns County gated communities
Potential Drawbacks
- Duval County schools are good, not the top-tier St. Johns County options many relocating families want
- CDD fees stack on top of HOA dues, adding $200+/month to carrying cost
- Mediterranean architecture is polarizing: buyers either love it or pass immediately
- Limited new construction available; primarily a resale market
- Days on market (~83 days) slower than Jacksonville average
- Beach Boulevard traffic during peak commute hours
- Community is denser than Ponte Vedra Beach or Marsh Landing; smaller lots
- HOA architectural review can feel restrictive to buyers used to fewer rules
- No direct beach or oceanfront access (12-minute drive to Jacksonville Beach)
- Insurance costs are real (Duval County hurricane zone), though lower than oceanfront markets
Tamaya vs. Comparable Communities
Buyers looking at Tamaya typically also evaluate 3-4 alternatives. Here's how the math actually compares:
| Community | Median Price | County / Schools | Gated | Distinguishing Feature |
|---|---|---|---|---|
| Tamaya | $635K – $1.45M | Duval (Atlantic Coast HS, A-) | Yes, manned | Mediterranean architecture, on-site Publix |
| Glen Kernan | $650K – $1.6M | Duval (Atlantic Coast HS) | Yes, manned | Golf course community, established 1990s |
| Pablo Creek Reserve | $700K – $1.8M | Duval (Atlantic Coast HS) | Yes, manned | Wooded preserve setting, larger lots |
| Nocatee (Twenty Mile, Crosswater) | $565K – $850K | St. Johns (A-rated) | Some gated | Master-planned with mega-amenities, A-rated schools |
| Beachwalk | $525K – $900K | St. Johns (A-rated) | Some gated | Crystal Lagoon, beach-style resort amenity |
Tamaya vs. Glen Kernan
Glen Kernan is Tamaya's closest direct comparison in Southside Jacksonville. Same county, same high school (Atlantic Coast), both gated with manned gates, similar price band. The key differences: Glen Kernan is older (established 1990s), centered on a golf course community, and has a more traditional Southern/colonial architectural style. Tamaya is newer, amenity-centered (water slide vs golf course), and Mediterranean. Glen Kernan typically attracts more golf-centric retirees and empty-nesters; Tamaya attracts more families and architecture-focused buyers.
Tamaya vs. Pablo Creek Reserve
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.
Tamaya vs. Nocatee
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. Families who weight schools and master-planned scale highest typically choose Nocatee; families who want gated security with a tighter, more curated community feel choose Tamaya.
Tamaya vs. Beachwalk
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.
Hidden Things Buyers Should Know
Most buyers don't learn these things until after closing. They're not deal-breakers, but they shape the experience.
Beach Boulevard Traffic Reality
Beach Boulevard between Hodges and Kernan 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.
School Boundary Future Risk
Duval County Public Schools has rezoned attendance boundaries multiple times in the past decade. While Tamaya is currently in the Kernan Trail / Kernan Middle / Atlantic Coast 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.
CDD Bond Term and Decline
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.
Architectural Review for Renovations
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.
Insurance Considerations
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.
Resale Dynamics
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.
Builder Quality Observations
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.
Momentum Expert Insight
Who should actually buy in Tamaya
Tamaya is one of the most polarizing communities I show buyers. The Mediterranean architecture is a love-it-or-leave-it call. Buyers who walk in and respond to the streetscape usually become Tamaya buyers within one or two visits. Buyers who don't connect with the aesthetic move on quickly. Don't try to talk yourself into Tamaya. The architecture is the foundation of the community and the resale value, and if you don't love it, you'll find yourself wanting to leave within 3-5 years.
Buy here if: You specifically connect with the Mediterranean/Tuscan architectural style and you want gated security with resort amenities. You work in the Southside Jacksonville employment cluster (Mayo Clinic, Town Center, Deerwood) and value a 15-25 minute commute. You're a move-up buyer scaling from Mandarin, Baymeadows, or Hidden Hills into a gated luxury product. You have a household income of $200K+ and can comfortably carry $800K-$1.2M in home value. Your school priorities are "solid public schools or willingness to consider private," not "must be top-3 in Florida."
Look elsewhere if: Your top priority is top-tier public school rankings (look at Nocatee, Beachwalk, or Ponte Vedra Beach in St. Johns County). You want master-planned scale with multiple amenity centers and 15,000+ acres of community (look at Nocatee). You want resort-beach-style amenity as your signature feature (look at Beachwalk's Crystal Lagoon). You don't connect with Mediterranean architecture (try Glen Kernan, Pablo Creek Reserve, or coastal options). You're price-sensitive and looking for the lowest-cost gated option (Tamaya is mid-tier in pricing, not the budget option).
Long-term outlook: Tamaya is now a mature community. The new-construction premium has compressed into the resale market. The 10-year forward outlook is for steady appreciation in the 3-5% annual range, supported by the gated security, architectural distinctiveness, and Southside location. The actual risk is not price decline. It's longer resale cycles when you eventually sell, because Tamaya's buyer pool is narrower than mass-appeal communities. Plan for a 7-10+ year hold to amortize the transaction costs and let the community work for you.
Value proposition: Tamaya offers a gated luxury lifestyle with distinctive architecture, real resort amenities, and central Southside location at a price point that's still meaningfully lower than coastal Ponte Vedra Beach. The Duval County school trade-off is real but manageable, especially for families open to private alternatives. The mistake I see Tamaya buyers make is underestimating the all-in carrying cost (HOA + CDD + insurance) and overestimating the architecture's resale-mass-appeal. Run the full math, decide on the architecture honestly, and Tamaya can be a great long-term hold.
Whether you're buying, selling, or just gathering information about Tamaya, drop your details below. We'll connect you with a Momentum Realty agent who specializes in this area. No obligation, no spam, no high-pressure follow-up.
Frequently Asked Questions
What is the median home price in Tamaya?
What ZIP code is Tamaya?
Is Tamaya in Duval County or St. Johns County?
Who built Tamaya?
Is Tamaya gated?
What are the HOA fees at Tamaya?
Are there CDD fees at Tamaya?
What schools does Tamaya feed into?
How does Atlantic Coast High School compare to Ponte Vedra High?
Is Tamaya a good place to raise a family?
Are there pools in Tamaya?
Is there a Publix in Tamaya?
How far is Tamaya from the beach?
How far is Tamaya from Mayo Clinic?
How far is Tamaya from Jacksonville Airport (JAX)?
What architectural style is Tamaya?
Is Tamaya sold out?
Are there rentals in Tamaya?
Is Tamaya in a flood zone?
How are property taxes in Tamaya?
What's the all-in monthly cost to own a $800K home in Tamaya?
How does Tamaya compare to Glen Kernan?
How does Tamaya compare to Nocatee?
Is Tamaya pet-friendly?
What are the best lots in Tamaya?
Are there any 55+ communities at Tamaya?
What is the resale outlook for Tamaya?
Should I buy a Tamaya home if I don't love Mediterranean architecture?
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No Reliance
The information presented in this Tamaya guide is for general informational and educational purposes only. It is not a substitute for professional advice and should not be relied upon as the sole basis for any buying, selling, financial, legal, tax, or investment decision. Market conditions, prices, fees, school assignments, zoning, flood designations, and community characteristics change frequently. Information that is accurate as of the publication date may be outdated by the time you read this guide.
Independent Verification Required
Buyers, sellers, and other readers must independently verify all property-specific information before acting. This includes (but is not limited to): the specific school attendance zone for any address (verify with the school district), FEMA flood zone designation (verify with FEMA or a flood insurance specialist), HOA dues and CDD assessments (verify with the HOA management company and the county tax assessor), property taxes (verify with the county tax assessor), insurance costs (obtain a quote from a licensed insurance agent), deed restrictions and easements (verify through a title search), and any other community fact relevant to your decision.
Data Sources & Limitations
Statistics and market data in this guide are sourced from publicly available reports including the Northeast Florida Association of Realtors (NEFAR), US Census Bureau American Community Survey, Florida Department of Education, Niche, US News & World Report, GreatSchools, FEMA, Realtor.com, Zillow, Redfin, and other third-party aggregators. Some historical figures are approximations derived from monthly market reports rather than primary-source archive pulls. Momentum Realty makes reasonable efforts to verify data but does not warrant its accuracy, completeness, or timeliness. See our data methodology page for chart-specific source notes.
Personal Commentary, Not Professional Advice
Sections of this guide that include personal opinion or market commentary by Jon Brooks (including the "Momentum Expert Insight" section and similar narrative content) reflect personal observations based on local real estate experience. They are not investment, legal, tax, financial, or insurance advice. For guidance specific to your situation, consult a licensed real estate attorney, certified public accountant, licensed financial advisor, licensed insurance agent, or licensed real estate professional.
Licensing & Fair Housing
Momentum Realty is a real estate brokerage licensed in the states of Florida and Georgia. All real estate services described herein are provided through licensed real estate professionals. Momentum Realty is an Equal Housing Opportunity broker and does not discriminate based on race, color, religion, sex (including gender identity and sexual orientation), handicap, familial status, national origin, or any other class protected by federal, state, or local fair housing law.
Affiliated Business Relationships
Momentum Realty has an Affiliated Business Arrangement (AfBA) with Titan Title, a title insurance and settlement services provider. Momentum Realty and Titan Title share common ownership. A complete AfBA Disclosure Statement is provided to consumers in connection with any settlement service referral.
Additional Disclosures
For full disclosures regarding MLS performance statistics, brokerage rankings, awards sourcing, production claims, and other statistical references used across movewithmomentum.com, see our Disclosures & Statistical Sources page. Questions, corrections, or concerns may be directed to jon@movewithmomentum.com.
Last updated: May 2026. Information accurate to the best of our knowledge as of publication. Market data and community details subject to change without notice.