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
- Live Listings & Recent Sales
- 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
- Price History Since 2012
- Frequently Asked Questions
Executive Summary
The Plaza Condominium at Berkman Plaza and Marina is a 22-story, 209-unit riverfront tower completed in 2003 on East Bay Street, with one to three bedroom condos and two-story penthouses from about 770 to 3,435 square feet.
Per Homes.com on June 4, 2026, 14 units were for sale from 239,000 dollars to 1.3 million: one-bedrooms from 239,000, a three-bedroom example at 589,000, and a penthouse at 945,000.
The fees are real, 676 to 2,723 dollars per month by unit per Homes.com on the same date, but they buy internet, water, sewer, trash, exterior maintenance, and a full-service tower with 24/7 concierge, so judge the number against what it replaces.
Quick Facts
| Category | Detail |
|---|---|
| Location | East Bay Street, Downtown Jacksonville Northbank riverfront |
| County | Duval County |
| ZIP code | 32202 |
| Homes | 1 to 3 bedroom condos plus 2-story penthouses |
| Built | Completed 2003 |
| Home sizes | About 770 to 3,435 square feet |
| Amenities | River lounge, riverfront pool, tennis, pickleball, squash, 24/7 concierge |
| Schools | Duval County Public Schools (confirm zoning by address) |
| Gate / HOA | Gated garage, 24/7 concierge; fees 676 to 2,723 dollars per month by unit per Homes.com, June 4, 2026 |
Community Overview & History
The Northbank riverfront original
The Plaza went up in 2003 as the anchor of the Berkman Plaza and Marina vision on the Northbank, and it remains one of the few true high-rise riverfront addresses in Jacksonville: Riverwalk frontage at the door, marina slips adjacent, and downtown, the stadium district, and the bridges all within walking or short driving distance.
How it feels on the ground today
The Plaza reads as a full-service tower that has settled into its role: 24/7 concierge in the lobby, a renovated fitness center, the 21st-floor Riverview Lounge doing the showing-off, and a downtown neighborhood that is improving around it as the Northbank redevelopment grinds forward.
The Tower and What You Are Buying
One tower, wide spread: the decisions are stack, floor, and view, and they move the price more than the bedroom count.
River-facing stacks
The south-facing river views are the marquee product and carry the premiums; the higher the floor, the bigger both the view and the number.
City and marina-facing units
The value side of the tower: same building, same services, softer pricing.
The penthouses
Two-story plans up to about 3,435 square feet at the top of the building; a 945,000 dollar example was listed per Homes.com on June 4, 2026.
One-bedroom entry
From 239,000 dollars per Homes.com on June 4, 2026, which is the attainable door into full-service riverfront living.
Real Estate Market
Per Homes.com on June 4, 2026, 14 units were for sale spanning 239,000 dollars to 1.3 million, which is a wide spread for one building and reflects how much the stack, floor, and finish level matter here.
The buyer pool is downtown professionals, empty nesters trading houses for concierge living, and value hunters betting on the Northbank redevelopment arc.
The association allows long-term rentals only, annual leases, so this is an owner and annual-tenant building, not a short-term-rental play, which keeps the tower stable and the financing conversation cleaner than vacation-rental buildings.
Who Lives Here
The Plaza draws downtown professionals who want to walk to work, empty nesters trading maintenance for concierge service, and buyers betting on the Northbank riverfront before the redevelopment finishes repricing it.
Schools
The Plaza at Berkman 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 Plaza at Berkman address before you buy. Downtown addresses zone into the urban-core attendance pattern, and many residents here use magnet, charter, or private options, so confirm the current assignment for the address.
Amenities & Lifestyle
The amenity stack is the deepest of any condo building in the urban core.
Riverview Lounge and wine room
The 21st-floor lounge with the river panorama, plus a wine room with private lockers.
Riverfront pool and outdoor kitchen
The pool deck sits on the river side with the outdoor kitchen alongside.
Court sports and fitness
Tennis, pickleball, squash and racquetball, saunas, and a renovated fitness center.
Full-service layer
24/7 concierge, a guest suite, a dog park, gated garage parking, adjacent marina slips, and Riverwalk frontage at the door.
HOA, CDD & Costs
Fees run 676 to 2,723 dollars per month depending on the unit, per Homes.com on June 4, 2026, and they include internet, water, sewer, trash, and exterior maintenance on top of the service and amenity stack.
Judge the fee honestly: it replaces several household bills and buys concierge, security, and the amenity floors, but it is a permanent line that scales with unit size, so model it into your payment from day one.
Before contract, review the budget, reserves, milestone-inspection status, and insurance picture; a 2003 high-rise should have its structural paperwork in order, and you want to read it, not assume it.
Commute Analysis
| Destination | Typical drive |
|---|---|
| Downtown Northbank core | Walkable, about 5 minutes |
| The stadium district | About 5 minutes |
| San Marco | About 7 minutes |
| Jacksonville beaches | About 25 minutes |
| Jacksonville International Airport | About 20 minutes |
The Plaza sits on East Bay Street with the Riverwalk at the door: the Northbank core and stadium district are minutes away, the Main Street and Acosta bridges put San Marco and the Southbank in reach, and the highways fan out from downtown in every direction.
Shopping & Dining
Downtown dining and the stadium-district options are closest, San Marco adds the restaurant row across the river, and the full retail run is a highway hop to the Town Center.
Pros and Cons
Pros
- True riverfront high-rise living with Riverwalk frontage
- Deepest amenity stack in the urban core, concierge to squash courts
- Fees include internet, water, sewer, trash, and exterior
- Entry pricing from 239,000 dollars for a riverfront tower
- Annual-lease-only rule keeps the building stable
Cons
- Fees of 676 to 2,723 dollars per month are a permanent line
- Downtown Northbank is still mid-redevelopment; the streetscape varies block to block
- A 2003 high-rise carries maintenance cycles; read the reserves
- Wide price spread makes appraisals stack-sensitive
- No short-term rental option for investors
The Plaza at Berkman vs. Comparable Communities
| Community | How it compares to The Plaza at Berkman |
|---|---|
| The Strand at Berkman | The newer tower next door; the direct comparison for Northbank riverfront living. |
| Queens Harbour | The gated yacht-club alternative if marina access matters more than downtown walkability. |
| Mira Vista at Harbortown | The mid-rise marina condo option on the Intracoastal side of town. |
Hidden Things Buyers Should Know
The fee math nobody runs
At 676 dollars per month the fee covers internet, water, sewer, trash, and exterior, several bills you pay anyway in a house, plus concierge and the amenity floors; net it out before deciding the fee is high.
The redevelopment option
The Northbank riverfront around Berkman is in motion, and The Plaza is the established building that benefits from every project that breaks ground nearby without paying new-construction prices.
Stack arbitrage inside one building
City-facing units in the same tower with the same services trade well below river-facing ones; for buyers who want the lifestyle more than the view, that gap is the value.
Momentum Expert Insight
The Plaza at Berkman is the established way to own the Northbank riverfront: the 2003 tower with the full-service stack, priced well under what the same product would cost to build today.
My advice is to pick the stack before the unit, net the fee against the bills it replaces, and read the reserves and inspection paperwork like the long-hold owner you would be.
Selling a Home in The Plaza at Berkman
In a 209-unit tower your comp set is the building itself, so pricing against the right stack and floor, not the building average, decides the outcome.
We package the fee-inclusion story and the building documents up front, because educated buyers move faster in full-service towers.
Get a no-obligation home value for your The Plaza at Berkman home, based on real comparable sales in the community rather than an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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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 The Plaza at Berkman 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 The Plaza at Berkman 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 The Plaza at Berkman 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 The Plaza at Berkman 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 The Plaza at Berkman home is priced to the real market.The The Plaza at Berkman Playbook
If you are buying in The Plaza at Berkman, 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 The Plaza at Berkman: 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 The Plaza At Berkman 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 The Plaza at Berkman?
How big is the building?
Is this the same building as The Strand at Berkman?
What do condos cost?
How big are the units?
What are the condo fees?
What amenities does the building have?
Can I rent my unit on Airbnb?
Are marina slips available?
Is downtown safe and walkable here?
What schools serve the building?
How is parking handled?
Is The Plaza a good investment?
How does it compare to The Strand next door?
Who should I call about The Plaza at Berkman?
Do I need my own agent to buy here?
Related Reading
If you are weighing The Plaza against the tower next door and the other marina-and-water options, these guides are a good next step.