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
Villages of Westport is the value master plan of the Northside: about 2,000 acres between Lem Turner Road and Dunn Avenue, planned for up to 1,850 homes with Lennar leading the current phases in its 40-foot and 50-foot series.
The amenity campus runs a stone clubhouse, a community pool, fitness facilities, basketball, playgrounds, and sports fields, and more than 800 acres of the plan is protected green space, which keeps preserve homesites in supply.
For pricing context, Lennar pricing sits in the attainable Duval new-construction band; confirm current builder pricing and incentives, and price resales off recent comparable sales.
Quick Facts
| Category | Detail |
|---|---|
| Location | Between Lem Turner Rd and Dunn Ave on the Northside, minutes from I-295, I-95, and JIA |
| County | Duval County |
| ZIP code | 32219 |
| Homes | Up to 1,850 planned homes, mostly single-family |
| Built | Active Lennar master plan, multiple phases |
| Home sizes | Lennar 40s and 50s series single-family plans |
| Amenities | Clubhouse, pool, fitness, basketball, playgrounds; 800+ ac preserve |
| Schools | Duval County Public Schools (confirm zoning by address) |
| Gate / HOA | HOA + CDD (Villages of Westport CDD) |
Community Overview & History
The Northside value master plan
The Northside between I-295 and the airport has become the value growth corridor of Duval, and Villages of Westport is its master plan: real amenities, preserve buffers, and new construction at prices the Southside lost years ago.
How it feels on the ground today
The community reads as a growing master plan: the stone clubhouse and pool campus, fresh playgrounds and courts, new streets phasing outward, and preserve edges that keep the 2,000 acres from feeling dense.
The Community and What You Are Buying
Westport is about the phase, the series, and the lot.
Lennar 40s and 50s series
Attainable single-family plans across two lot widths.
Preserve homesites
With 800+ acres protected, preserve-backed lots stay available.
Builder inventory versus resale
Active phases mean builder homes and early resales trade side by side.
Real Estate Market
Westport appeals to first-time buyers, commuters to JIA and the Northside industrial corridor, and value hunters.
Lennar pricing sits in the attainable band; confirm current pricing and incentives. Price resales off the closest comparable sales.
The airport and logistics employment base keeps demand steady at this price point.
Who Lives Here
Westport draws first-time buyers and families chasing attainable new construction, plus JIA, logistics, and River City commuters.
Schools
the Villages of Westport 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 Villages of Westport address before you buy.
Amenities & Lifestyle
The amenity campus covers the family staples with preserve as the backdrop.
Clubhouse and pool
A stone residents clubhouse with a community pool.
Fitness center
An on-site fitness facility.
Courts and fields
Basketball and sports fields cover the active side.
Playgrounds and preserve
Playgrounds plus more than 800 acres of protected green space.
HOA, CDD & Costs
Westport carries an HOA plus the Villages of Westport CDD; model both into the monthly cost and confirm the CDD balance for a specific home.
On builder homes, negotiate incentives and confirm what the base price excludes.
Pull the flood designation for the specific address, though most of the plan is upland.
Commute Analysis
| Destination | Typical drive |
|---|---|
| I-295 | About 5 minutes |
| Jacksonville International Airport | About 10 to 15 minutes |
| River City Marketplace | About 15 minutes |
| Downtown Jacksonville | About 20 minutes |
| Jacksonville beaches | About 35 to 40 minutes |
Westport sits minutes from I-295 and Lem Turner, so the airport, the logistics corridor, River City, and downtown all run inside twenty minutes, which is the Northside pitch.
Shopping & Dining
River City Marketplace covers big-box and dining about fifteen minutes away, with everyday needs along Lem Turner and Dunn.
Pros and Cons
Pros
- Attainable Lennar new construction in a real master plan
- Clubhouse, pool, fitness, courts, playgrounds
- 800+ acres of preserved green space
- Minutes from I-295, JIA, and the logistics corridor
- Up to 1,850 homes builds long-term amenity funding
Cons
- CDD on top of HOA, model the stack
- Single-builder phases repeat plans
- Northside retail still catching up
- Construction traffic through buildout
- Resale market still maturing
Villages of Westport vs. Comparable Communities
| Community | How it compares to Villages of Westport |
|---|---|
| Alta Lakes | The D.R. Horton value alternative near River City, a comparison for buyers weighing builders. |
| Dunns Creek Plantation | The established Oceanway neighbor, a comparison for buyers weighing established value. |
| Del Webb Wildlight | The Nassau master-plan alternative north, a comparison for buyers weighing counties. |
Hidden Things Buyers Should Know
The preserve ratio
More than 40 percent of the land is protected, unusual at this price point, and preserve lots are the keepers.
Incentive season
Lennar moves inventory with rate buydowns and closing credits; time the negotiation.
The CDD math
Model the CDD against the amenity value honestly when comparing to no-CDD resales nearby.
Momentum Expert Insight
Villages of Westport is the Northside answer to the affordability squeeze: a real master plan with real amenities at entry pricing, minutes from the airport corridor jobs that are driving the growth.
My advice is to negotiate the builder incentives hard, pick a preserve lot if the budget allows, and model the CDD into the true monthly cost.
Selling a Home in Villages of Westport
Selling in Westport is about positioning against active builder inventory, presenting the lot and upgrades, and pricing correctly off the closest comparable sales.
We price from the most recent resales, account for builder incentives in the market, and market the preserve and amenity story.
Get a no-obligation home value for your Villages of Westport 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 Villages of Westport 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 Villages of Westport 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 Villages of Westport 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 Villages of Westport 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 Villages of Westport home is priced to the real market.The Villages of Westport Playbook
If you are buying in Villages of Westport, 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 Villages of Westport: 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 Villages of Westport?
What is the Villages of Westport?
Who builds in the Villages of Westport?
What do homes in Westport cost?
What amenities does Westport have?
Does Westport have a CDD?
What schools serve Westport?
How far is Westport from the airport?
How far is Westport from downtown?
Is Westport gated?
Is Westport good for first-time buyers?
How much of Westport is preserved?
Are there townhomes or condos in Westport?
Is Westport a good investment?
Who should I call about buying in Westport?
Do I need my own agent to buy in Westport?
Related Reading
If you are weighing Westport against other Northside value communities, these guides are a good next step.