What's in this guide
- Executive Summary
- Quick Facts
- Community Overview & History
- Neighborhoods & Areas
- Real Estate Market
- Who Lives Here
- Schools
- Amenities & Lifestyle
- HOA, CDD & Costs
- Commute Analysis
- Shopping & Dining
- Pros & Cons
- Neighborhood Comparisons
- Hidden Things to Know
- Momentum Expert Insight
- Flood Zones & Insurance
- Internet & Connectivity
- The Tax Reality
- What Your Budget Buys
- The Future of the Area
- Resale Liquidity
- The Buyer Playbook
- Questions to Ask
- Mistakes to Avoid
- Frequently Asked Questions
Executive Summary
The Terraces at San Marco is the unicorn of the district: the only new-construction townhome community San Marco has seen, 27 four-story Toll Brothers designs at Atlantic and Arcadia, sold out and now resale-only.
The contemporary plans run 2 to 4 bedrooms with optional rooftop terraces, low-maintenance luxury for buyers who want the Square, the river parks, and the bridges minutes away without historic-house upkeep.
For pricing context, units have traded roughly $750K to $1.05M, third-party and dated. Price a specific townhome off the boutique comparable set.
Quick Facts
| Category | Detail |
|---|---|
| Location | Atlantic Blvd at Arcadia Place, edge of San Marco |
| County | Duval County |
| ZIP code | 32207 |
| Homes | 27 luxury townhomes, four stories |
| Built | Toll Brothers, sold out, resale-only |
| Home sizes | 2 to 4 bedrooms, contemporary four-story designs |
| Amenities | Optional rooftop terraces, low-maintenance luxury, San Marco walkability |
| Schools | Duval County Public Schools (confirm zoning by address) |
| Gate / HOA | HOA; no CDD |
Community Overview & History
New bones in a historic district
San Marco trades on 1920s architecture, which makes modern construction structurally scarce. The Terraces delivered exactly 27 units of it and stopped, leaving a permanent supply cap on new-build living in the district.
How it feels on the ground today
The Terraces reads as a contemporary row at the district edge: four-story silhouettes, rooftop terraces catching skyline and steeple views, and the Square a five-minute drive or a pleasant walk.
The Community and What You Are Buying
The Terraces is about the plan, the terrace, and the position in the row.
Rooftop-terrace units
Terraced units carry the signature premium.
Plan range
2 to 4 bedroom four-story designs.
Position
Interior versus end units price differently.
Real Estate Market
The Terraces appeals to affluent downsizers and professionals who want San Marco without restoration projects.
Units have traded roughly $750K to $1.05M, dated. Price off the boutique comp set.
A 27-unit cap means supply never grows.
Who Lives Here
The Terraces draws San Marco loyalists leaving big historic houses, professionals near downtown and Baptist, and buyers who want rooftop evenings over district rooftops.
Schools
the Terraces at San Marco 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 the Terraces at San Marco address before you buy. Hendricks Avenue Elementary anchors the district zoning.
Amenities & Lifestyle
The product is the amenity: new construction, terraces, and the district.
Rooftop terraces
Optional terraces with skyline and district views.
Contemporary construction
Modern systems and four-story designs in a 1920s district.
Low-maintenance luxury
Lock-and-leave living minutes from the Square.
San Marco location
The Square, the river parks, and the bridges minutes away.
HOA, CDD & Costs
Confirm the current HOA dues and inclusions for the 27-unit association.
On four-story product, confirm elevator options per unit and stair living honestly.
No CDD applies.
Commute Analysis
| Destination | Typical drive |
|---|---|
| San Marco Square | About 5 minutes |
| Downtown Jacksonville | About 5 to 10 minutes |
| Baptist Medical Center | About 5 minutes |
| I-95 | Minutes away |
| The beaches | About 25 minutes |
The Terraces sits at the district edge minutes from the Square, downtown, and the hospital cluster, with rooftop sunsets as the commute reward.
Shopping & Dining
San Marco Square dining and boutiques are five minutes away, with the full downtown core just across the river.
Pros and Cons
Pros
- The only new-construction townhomes in San Marco, 27 ever
- Toll Brothers four-story designs with rooftop terraces
- Low-maintenance alternative to historic houses
- Minutes from the Square, downtown, and Baptist
- No CDD
Cons
- Four-story living, confirm elevator options
- 27-unit comp set is thin
- Atlantic Blvd edge position, not the historic core
- Premium pricing for the district
- Resale-only, patience required
Terraces at San Marco vs. Comparable Communities
| Community | How it compares to Terraces at San Marco |
|---|---|
| San Marco | The historic district guide, a comparison for buyers weighing house character. |
| Toll Brothers at RiversEdge | The Southbank sibling product, a comparison for buyers weighing riverfront. |
| Terra Costa | The gated Intracoastal alternative, a comparison for buyers weighing settings. |
Hidden Things Buyers Should Know
The 27-unit cap
San Marco zoning makes a sequel unlikely; the supply cap is the investment story.
Stair math
Four stories is a lifestyle; elevator-equipped units carry an outsized resale edge.
District arbitrage
New systems in an old district means insurance and maintenance math most neighbors cannot match.
Momentum Expert Insight
The Terraces solved a problem San Marco could never solve: new construction without demolition politics. The 27 owners hold a permanent niche, and the rooftop units hold the best of it.
My advice is to wait for terrace and elevator units, comp within the row, and move fast, because the district watches this building.
Selling a Home in Terraces at San Marco
Selling in the Terraces is about presenting the terrace, the elevator, and the supply cap, and pricing correctly off the boutique comp set.
We price from the row comparables and market the new-in-historic niche to district buyers.
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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 Terraces at San Marco 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 Terraces at San Marco 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 Terraces at San Marco 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 Terraces at San Marco 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 Terraces at San Marco home is priced to the real market.The Terraces at San Marco Playbook
If you are buying in Terraces at San Marco, 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
Ask the seller
- What flood zone is this exact address in?
- What are the HOA dues, and is there a CDD or special assessment?
- What did the last few comparable homes actually sell for?
- How old are the roof, HVAC, and water heater?
- What is the true second-year tax estimate after reassessment?
Ask yourself
- Does the commute to work, schools, and daily life actually work?
- Do I need fiber internet, and is it at this address?
- Am I pricing against the right comparable sales, not the average?
- Does the lot and the condition fit my budget and my resale plan?
Mistakes to Avoid
The common ones around Terraces at San Marco: 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 the Terraces at San Marco?
What is the Terraces at San Marco?
What do Terraces townhomes cost?
Is the community sold out?
Do the townhomes have rooftop terraces?
How many stories are the townhomes?
Does the community have a CDD?
What schools serve the Terraces?
How far is San Marco Square?
How far is downtown?
Why is this community significant?
Is the Terraces good for downsizers?
Can I rent out a Terraces townhome?
Is the Terraces a good investment?
Who should I call about buying in the Terraces at San Marco?
Do I need my own agent to buy in the Terraces?
Related Reading
If you are weighing the Terraces against other district options, these guides are a good next step.