Community Details at a Glance
The Homes
Type
Gated, resort-style condominiums (two and three-bedroom)
Size
Roughly 1,050 to 1,400+ SF, 2 to 3 bedrooms
Era
Built around 2000, concrete block construction
Status
Established and built out; resale and rentals only
Costs & Fees
Condo fee
Monthly fee includes basic cable, water, and sewer
CDD
None reported (confirm per unit)
Property tax
Duval millage roughly 17.9 to 18.5 mills
Amenities
Pool
Resort-style community pool
Clubhouse
Clubhouse and fitness center on site
Extras
Grill area, car wash station, walking trails, gated entry
Parking
Covered carport parking, one assigned space typical
Location
Area
Southside Jacksonville, off Baymeadows Road, ZIP 32256
Access
Minutes to I-95 and the Baymeadows job and retail corridor
Nearby
St. Johns Town Center, Southside Boulevard, Tinseltown
The Homes & Style
The Overlook is a value gated condo address for the Southside. The community has carried prices from the $150,000s to around $200,000 for the two and three-bedroom condos, with pricing varying by floor plan, floor, and condition.
In a condo, the fee and the reserves matter to the total cost as much as the price, and here the fee includes cable, water, and sewer, which simplifies the monthly budget compared with paying those separately.
The Overlook is a single gated condo community, so the variation is mostly in the floor plan, the building, the floor, and the view.
The residences are two and three-bedroom condos from around 1,050 square feet, with open floor plans, walk-in closets, screened patios or balconies, and covered carport parking.
Units that look onto a pond or a landscaped courtyard carry a premium over interior units for the view and the added quiet, and a higher floor with no one walking above can command a small premium of its own.
Living Here
The Overlook is run as a gated, resort-style condo community, and the amenities and several utilities are part of what the condo fee supports.
The community offers a resort-style pool, a clubhouse, a fitness center, a grill area, a car wash station, gated entry, and walking trails with professionally maintained landscaping.
The condo fee covers basic cable, water, and sewer, which adds value and simplifies the monthly budget compared with paying those separately.
The Baymeadows retail corridor sits minutes away with grocery, dining, and services, and the St. Johns Town Center is a short drive east for big-box and upscale shopping. I-95 and Southside Boulevard put most of the Southside job centers inside a short commute.
On a condo, the fee, the reserve funding, and any special assessments matter as much as the price. Confirm the reserve study and the master insurance policy before you buy, and confirm exactly which utilities the fee covers.
Condos can carry stricter lending rules than single-family homes. Confirm the community is approved for the financing you plan to use before you get far into a purchase.
Before You Offer
On a Florida condo built around 2000, the most important documents are the budget, the reserve study, and the most recent reserve and structural reports. Florida now requires older condo buildings of three stories or more to complete a milestone inspection and a Structural Integrity Reserve Study, and to fund reserves accordingly. Ask whether the association is subject to those requirements, whether the study is complete, and whether reserves are fully funded or any special assessment is planned, because an underfunded reserve becomes your problem the day you close.
Confirm exactly which utilities the condo fee covers. Listings here describe a fee that includes basic cable, water, and sewer plus the gate, the pool, the grounds, and the exterior, but the line items change over time, so verify the current fee and what it buys for the specific unit.
Confirm the master insurance policy and what it covers versus what you must insure with an interior, or HO6, policy. Florida insurance has been rising, and the master policy premium flows through the condo fee, so a jump there raises your monthly cost even if your own policy does not change.
Pull the FEMA flood designation for the exact address; two buildings in the same community can fall in different zones. The Jacksonville metro is served by Xfinity (Comcast) cable and AT&T, with fiber reaching a growing share of addresses, so confirm internet options for the specific unit if working from home matters. Finally, confirm the community is approved for the financing you plan to use, since condo lending rules are stricter than for single-family homes.
Comparisons
Most buyers weighing The Overlook are cross-shopping the other gated condo communities in the Baymeadows and Southside corridor where the money still buys a pool, a gate, and a low-maintenance lifestyle. Here is the honest shorthand.
| Community | The trade-off |
|---|---|
| Windsor Falls | Another gated Baymeadows-area condo community with a resort pool and clubhouse; the choice usually comes down to the specific unit, the fee, and the floor plan rather than location. |
| Stonebridge | Nearby Southside community with its own amenity package; a different product mix, useful for buyers weighing condo living against a townhome or villa. |
| Sutton Lakes | Established Southside-area neighborhood with single-family options; the move for buyers who want a yard over a gated condo and are willing to trade the utility-inclusive fee. |
The honest verdict: if you want a gated, amenity-rich condo at a value price with cable, water, and sewer rolled into one fee, minutes from I-95 and the Town Center, The Overlook is one of the better value plays on the Southside. If you want a yard, a garage, or single-family ownership without a condo association, the nearby single-family options are the right field to shop, and we will help you weigh the fee math against the lifestyle.
Who It Fits
The Overlook fits if you want
- A gated, amenity-rich condo at a value Southside price.
- A fee that includes cable, water, and sewer for a simpler monthly budget.
- Low-maintenance living with a resort pool, fitness center, and clubhouse.
- A central Southside location minutes from I-95 and the Town Center.
- A rental-friendly profile near the Baymeadows and Southside job centers.
Consider elsewhere if you want
- A private yard, a garage, or single-family ownership.
- To avoid a condo association, its fee, and its rules entirely.
- New construction with a builder warranty and uniform finishes.
- The strongest appreciation rather than steady, fee-aware value.
- To skip the reserve, milestone, and master-insurance due diligence a condo requires.
