Toll Brothers at RiversEdge. Know what matters before you buy.

The 60-Second Overview

Toll Brothers at RiversEdge is a boutique row of 39 luxury townhomes on Prudential Drive, the first homes built inside RiversEdge, the $693 million redevelopment of the former JEA Southside Generating Station on downtown Jacksonville's Southbank. The product is genuinely unlike anything else in the city: a fee-simple, three-story townhome of 1,844 to 2,085-plus square feet (Atlantic and Elder plans in Modern and Contemporary elevations), 2-4 bedrooms, 3.5 baths, a private two-car garage, an optional private elevator, and, on every single home, a rooftop terrace spanning the entire fourth floor, many with St. Johns River views. Toll Brothers paid $4.095 million for its 2.76-acre parcel in 2024, opened the model in January 2025, and welcomed the development's first residents in April 2025; current published base pricing starts at about $701,995, with designer-appointed quick move-ins listing from roughly $789K to $925K.

Two facts define the buy. First, you are buying a position in a master plan, not just a townhome. RiversEdge promises roughly 950 residences, 120,000-plus square feet of retail and dining, 200,000 square feet of office, a boutique hotel, a 125-slip marina, and more than a mile of Southbank Riverwalk extension. As of 2026, what actually exists is the townhome row, more than four acres of genuinely excellent parks that opened in November 2025, the Riverwalk extension, a kayak launch, and a marsh boardwalk; the marina's construction funding is slated to begin in fall 2026, and the towers and retail remain ahead of you. Second, this is fee-simple ownership: you own the structure and the dirt, which means no condo master policy, no SIRS, no milestone-inspection regime, and conventional house lending, a structural advantage over every Southbank condo tower in the post-2024 Florida condo era.

Thirty-nine townhomes, a rooftop terrace on every one, and a $693 million master plan around them. The home is real today; part of what you are paying for is still a rendering.

The honest framing is that this is downtown Jacksonville's clearest expression of the city's bet on itself: the $1.4 billion EverBank Stadium rebuild targeting 2028, the Four Seasons hotel and residences rising in the sports district, Pearl Square's $419 million district on the Northbank, and a string of new riverfront parks. If the bet pays, the river-row townhomes here will look like the buy of the decade. If timelines keep sliding, and some already have, you still own a high-quality Toll Brothers townhome beside finished parks and a Riverwalk, five minutes from San Marco. We help buyers price the first scenario without paying for it up front.

The Fee Stack: HOA, the RiversEdge District, and the Lines on Your Tax Bill

The fee structure here looks simple next to a golf community, no club, no gate staff, no sub-HOA maze, but it has a layer most new-construction buyers have never dealt with: a developer-controlled special district wrapped around the entire master plan. Here is the honest read, layer by layer:

1) The townhome HOA. The association runs the low-maintenance exterior program for the 39 homes. A recent third-party listing showed dues of about $357 per month, but builder communities reset budgets as they sell through and turn over to owners, and inclusions (exterior maintenance, landscaping, insurance scope on common elements) vary, so we confirm the current amount, the budget, and exactly what it covers in the governing documents before you sign anything. On a fee-simple townhome the HOA does not carry your structure's insurance, you do, which is the trade for escaping condo-fee math.

2) The RiversEdge community development district. This is the layer that deserves your attention. The district was created in 2018 and is controlled by master developer Preston Hollow Community Capital, and it financed roughly $45.9 million of site infrastructure, the roads, water, sewer, stormwater, and underground electric that turned a power-plant site into buildable parcels. CDD financing is normally repaid through non-ad-valorem assessments on the benefited parcels, and this particular district has already shown it has teeth: a proposed $17.2 million sale of the neighboring school-district headquarters reportedly stumbled in part over the CDD's encumbrances on adjacent land. We have not seen a published per-townhome assessment schedule, so we do not invent one, we pull the actual Duval County tax bill for the specific parcel, the district's adopted budget and assessment methodology, and the developer's disclosures, in writing, on every purchase here. If an assessment exists on your lot, you want its amount, term, and whether it is bond debt or operations before you offer, not at closing.

3) Taxes, insurance, and the incentive backdrop. Budget Duval County property taxes on a $700K-$1M basis, and note for context that the city's Downtown Investment Authority granted the master developer a 75% refund of incremental ad valorem taxes over 20 years, an incentive to the developer, not to you, but a useful signal of how heavily the city is subsidizing this site's success. Insurance is conventional homeowner coverage on new masonry construction, typically far friendlier than coastal or condo alternatives; the parcel sits on a riverfront site, so we check the FEMA flood zone and get a real quote on the specific home, finished floor elevations on new construction here are designed to modern code, which usually helps.

RiversEdge Itself: What Is Actually Built, What Is Promised, and the Power-Plant History

Every marketing page shows you the full-build rendering. Here is the 2026 ground truth, because you are paying real money against it. Delivered: the Toll Brothers townhome row (first move-ins April 2025); four interconnected public parks totaling more than four acres, opened November 24, 2025, with playgrounds, an outdoor gym, yoga lawns, game tables, native-plant trails, and interactive public art; the Southbank Riverwalk extension of more than a mile along the water; a kayak launch and marsh boardwalk. These are not promises, they are finished, and they are genuinely the best new public space on the Southbank. In motion or promised: the 125-slip marina with transient access, city-estimated at $28.5 million with construction funding slated to become available in fall 2026 and a 12-to-18-month build after that; 750-plus Class A apartments and about 200 condominiums across future parcels; 120,000-plus square feet of retail and dining; 200,000 square feet of office; a roughly 200-room boutique hotel; and "The Pearl," a 50-foot signature sculpture planned for Central Park. The master developer, Preston Hollow Community Capital, prepares the site and sells parcels to vertical developers, which means each tower and retail block arrives on its own developer's timeline and financing, not on a single guaranteed schedule.

Timelines here have already moved, and we say that plainly because the project's own history says it: this site has carried redevelopment names since the mid-2010s ("Healthy Town," "The District") before becoming RiversEdge, groundbreaking ceremonies happened in both 2021 and 2023, the district's infrastructure deadline was extended from April 2025 to the end of 2025, and the DIA has amended the incentive agreement to extend milestones. None of that is a scandal, big remediation-site projects move slowly everywhere, but it means you should underwrite the townhome on what exists today and treat the marina, retail, and 900 future neighbors as upside with uncertain dates, and you should ask, parcel by parcel, what is actually under construction the week you sign.

The site history deserves honesty too. This was the JEA Southside Generating Station, an oil- and gas-fired power plant that operated from 1947 to 2001. JEA spent upward of $28 million decommissioning the plant and remediating soil and groundwater contamination, including a hydraulic pumping system installed in 2012 to keep impacted groundwater out of the St. Johns, and the Florida Department of Environmental Protection moved to issue a Site Rehabilitation Completion Order "with controls", regulatory language meaning rehabilitation obligations were satisfied subject to institutional or engineering controls on the land. That is a normal, documented brownfield outcome, and homes were permitted and built on top of it, but it belongs in your file: we obtain the environmental status documents and any deed restrictions or controls affecting the specific parcel as part of diligence, so you know exactly what "with controls" means for your lot.

The Townhomes: Rooftop Terraces, Elevators, and the Fee-Simple Advantage

The product itself is the easy part to like. Both plans, the Elder (1,844+ sq ft, from about $701,995) and the Atlantic (2,085+ sq ft, from about $796,995), run three living levels over a ground-floor two-car garage and entry, with open-concept main levels, gourmet kitchens with oversized islands, bedroom-and-bath suites, and the signature: a private rooftop terrace occupying the entire fourth floor, plumbed for indoor-outdoor living, with river, park, or skyline views depending on position. Configurations flex from 2 to 4 bedrooms with 3.5 baths, and Toll's design studio offers hundreds of options, which is why finished homes routinely price six figures over base. The optional private elevator is the sleeper decision: in a four-level home it transforms daily life with groceries, guests, and aging knees, and at resale it splits the buyer pool into homes that have one and homes that wish they did. If you are buying for the long hold, we usually advise taking the elevator or at least the framed shaft.

The ownership structure is the part most cross-shoppers underweight. Against The Peninsula, San Marco Place, or any downtown condo, this is fee-simple real estate: you own the structure and the land beneath it. The consequences are concrete. Your insurance is a conventional homeowner policy you control, not a master-policy allocation that resets with the association's renewal. There is no Structural Integrity Reserve Study, no milestone inspection, no reserve-funding mandate, the entire post-Surfside legal regime that has pushed Florida condo dues and special assessments relentlessly upward simply does not apply to you. Lending is standard conforming or jumbo house financing with no condo-project approval risk. And your monthly carry is a few hundred dollars of HOA instead of $1,100-$2,100+ of tower dues. The trade: you maintain your own roof and systems eventually, you climb (or elevator) four levels instead of riding to a flat, and you give up tower amenities like concierge, pool, and valet. For a buyer choosing between an $800K townhome here and an $800K high-rise condo, the ten-year cost-of-ownership math is rarely close, and we will run it for your specific case.

The Downtown Jacksonville Bet: Catalysts and Risks, Honestly

Buying at RiversEdge is, unavoidably, a position on downtown Jacksonville, so take the position with clear eyes. The catalysts are real and funded. The $1.4 billion "Stadium of the Future" rebuild of EverBank Stadium was approved by the city (with $775 million public) and the NFL, began work in 2025, sends the Jaguars to Orlando for the 2027 season, and targets completion for 2028. The Four Seasons hotel and 26 private residences, Jacksonville's first true five-star flag, is rising in the sports district (opening has been cited for 2026 and more recently 2027, verify current guidance). Pearl Square, Gateway Jax's $419 million, five-block Northbank district, has vertical construction underway with first residences slated for 2026. Riverfront Plaza, the new destination park on the old Landing site, opened in late 2025, the same season as RiversEdge's own parks, and the Emerald Trail is stitching the urban neighborhoods together. The Southbank itself added a Related Group apartment start in 2026. That is more simultaneous, capitalized downtown investment than Jacksonville has seen in generations.

The risks are equally real. Downtown Jacksonville's residential population is still small, street-level retail is thin, and the "walkable riverfront neighborhood" this purchase imagines does not fully exist yet, today your walk is parks, the Riverwalk, and the hospital corridor, and your groceries are a five-minute drive to San Marco or Riverside. Big-project timelines slide: the Four Seasons has already drifted, the Laura Street Trio has stalled for years, and RiversEdge's own history includes two groundbreakings and extended deadlines. The 2027 Jaguars-in-Orlando season will mute the sports district for a year before 2028 reignites it. And exit liquidity for an $800K-$1M downtown townhome depends on this momentum continuing, the buyer pool at that price point downtown is being created in real time. Our view: the catalysts are funded, the public-space delivery has actually been ahead of the private towers, and the entry price for a riverfront-adjacent, fee-simple new build is low by any national comparison, but this is a conviction buy, and conviction should be paid for at today's prices, not 2030's.

Schools

Toll Brothers at RiversEdge sits in Duval County Public Schools territory, and the San Marco-area pattern nearby is Hendricks Avenue Elementary, a long-respected neighborhood school with a gifted program, feeding toward Julia Landon College Prep, but new downtown addresses are exactly where published zoning data is least reliable, so we confirm exact current assignment with the district for any specific home rather than repeating a portal's guess.

The honest context: schools are largely moot for this community's actual buyer pool, urban professionals, medical staff from the Southbank hospital corridor, downsizers, and second-home buyers wanting a stadium-and-river pied-à-terre. A 39-home luxury townhome row is not where Jacksonville families typically shop. But Duval's magnet and school-choice ecosystem is unusually strong (Stanton and Paxon are nationally ranked), assignment still touches resale at the margin, and the occasional relocating family deserves the real answer, which we get from the district, in writing.

More on Living at RiversEdge

The depth without the wall of text. Open what matters to you.

5 Mistakes Buyers Make at Toll Brothers at RiversEdge

In a 39-home builder community inside a developer-controlled master plan, the same five mistakes cost buyers the most. Each is avoidable with the right read before you tour the model.

Which Positions Hold Value Best

Relative resale strength by position tier, illustrative of how the community is likely to trade. The exact premium depends on the specific lot, terrace orientation, elevator status, option level, and, uniquely here, on what the master plan ultimately builds beside and across from each row.

What to Check Before You Offer

Before you sign a contract on any Toll Brothers at RiversEdge townhome, run this list. Missing any one of them is how buyers overpay or inherit a surprise.

• The full contract stack: base price, lot premium, structural options, design-studio selections, and current incentives, itemized in writing
• The HOA documents: current dues (~$357/mo on a recent listing, verify), budget, inclusions, rental rules, and turnover status from builder to owners
• The district layer: the actual parcel tax bill, the RiversEdge CDD budget and assessment methodology, and all developer disclosures
• The environmental file: the FDEP closure status, any recorded controls or restrictions on the specific parcel
• The site plan against your lot: what future RiversEdge parcels can rise beside or across from your terrace view, and when
• Elevator and structural-option decisions made now versus impossible later, priced against resale, not just budget
• Flood zone and an insurance quote for the specific home, plus finished floor elevation on this riverfront site
• Independent inspections at pre-drywall and completion, plus the warranty terms, even on a brand-new Toll Brothers build

Toll Brothers at RiversEdge vs. Comparable Communities

The honest way to place these townhomes is against the other addresses a downtown-and-San-Marco buyer is realistically weighing. Each trades something different, and the condo-versus-fee-simple line runs straight through the middle of the list.

The case for RiversEdge against this field is structural: it is the only way to own new, fee-simple, rooftop-terrace construction on downtown Jacksonville's riverfront, with carrying costs the condo towers cannot touch. The case against it is timing: San Marco is finished, the towers are cheaper to enter, and part of this price is a master plan still being built, which is exactly why position, contract terms, and the district file are the diligence.

The Honest Trade-offs

The RiversEdge Playbook

If we were buying at Toll Brothers at RiversEdge, this is the order of operations we would run, and the one we run for our clients.

• Register represented from the first visit. Builder policy ties your agent's involvement to first contact; walk in alone and you negotiate alone forever.
• Read the district and environmental file early. Tax bill, CDD disclosures, FDEP closure documents, before the model home does its work on you.
• Pick position over options. Riverwalk and river rows first, elevator second, design studio last; resale rewards them in that order.
• Time the incentives. Toll's national sales events and quarter-end pushes are when rate buydowns and credits get real; we track the calendar.
• Benchmark against Terraces at San Marco resales. Toll's own sold-out sister community is the truest read on what this product is worth without the master-plan premium.

Questions We'd Ask Before Buying Here Ourselves

The questions a local who knows RiversEdge asks are different from the ones a sales office answers. On any specific townhome, we want to know:

• What does the actual Duval County tax bill for this parcel show, and what does the RiversEdge district levy or plan to levy?
• What is the current HOA amount and budget, what does it cover, and when does control turn over from the builder?
• What can future RiversEdge parcels build beside and across from this lot, and what would that do to the terrace view?
• What is the real status of the marina, retail, and next residential parcel, funded and under construction, or conceptual?
• What do Terraces at San Marco resales say this exact product is worth without the master-plan story?
• What incentives, credits, and rate buydowns is Toll actually writing this month, and what did recent buyers get?

Toll Brothers at RiversEdge May Not Be Right For You If

We would rather tell you the truth than sell you the wrong community. RiversEdge may not be the right fit if any of these are deal-breakers, and that is a property question, not a personal one.