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
- Price History Since 2012
- 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
Vizcaya is one of the few gated, concrete-block townhome communities in Intracoastal West: 254 Pulte townhomes built 2006 to 2014, every unit backing woods or water.
Local market data dated May 20, 2024 showed an average asking price of 538,000 dollars (range 495,000 to 585,000, about 255 dollars per square foot); confirm current comps, the data carries a date.
The HOA carries exterior maintenance including irrigation and lawn, which is the low-maintenance case; the amount was unpublished, so get the schedule in writing.
Quick Facts
| Category | Detail |
|---|---|
| Location | Hodges Blvd between JTB and Beach Blvd, Intracoastal West |
| County | Duval County |
| ZIP code | 32224 |
| Homes | 254 townhomes by Pulte, 4 floor plans |
| Built | 2006 to 2014 |
| Home sizes | About 2,010 to 2,369 square feet, 3 bedrooms |
| Amenities | Gated entry, clubhouse, pool; exterior maintenance in HOA |
| Schools | Duval County Public Schools (confirm zoning by address) |
| Gate / HOA | Gated; HOA covers exterior, irrigation, lawn (confirm amount); no CDD reported |
Community Overview & History
The block-construction townhome bet
Most townhomes of the era are frame; Pulte built Vizcaya in concrete block with barrel-tile roofs, and that single spec decision still drives insurance quotes, resale confidence, and the premium over frame competitors nearby.
How it feels on the ground today
Vizcaya reads as a settled Mediterranean enclave: mature landscaping, fountains on the ponds, the clubhouse and pool at the core, and a turnover rate of roughly ten percent a year that keeps the comp set fresh.
The Four Floor Plans
Four plans, two structural positions: end unit or interior.
Mirella
The end-unit plan: 2,369 square feet, 3 bedrooms, 2.5 baths, loft plus office, owners suite DOWN. The most wanted plan in the community.
Sophia
Interior unit, 2,010 square feet with a large open living space and covered screened lanai.
Yardley and Portofino
2,137 and 2,052 square feet, both 3 bedroom, 2.5 bath plans.
Real Estate Market
Per local market statistics dated May 20, 2024: average ask 538,000 dollars, range 495,000 to 585,000, about 255 dollars per square foot. Treat as a dated anchor and pull fresh comps.
The community averages about 26 sales a year on 254 units, with roughly 70 days to close at true market value, which makes pricing discipline measurable.
Demand rides the location math: 4 miles to the beach, 4 miles to St. Johns Town Center, golf at Jax Golf and Windsor Parke next door.
Who Lives Here
Vizcaya draws beach-commute professionals, downsizers who want block construction without yard work, and Mayo Clinic households shopping the Hodges corridor.
Schools
Vizcaya 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 Vizcaya address before you buy. The cited zone is Chets Creek Elementary, Kernan Middle, and Atlantic Coast High, a strong Duval lineup; confirm by address.
Amenities & Lifestyle
The amenity set is deliberately simple; the HOA service layer is the real product.
Gated entry
One controlled entrance off Hodges.
Clubhouse and pool
The community core.
Exterior maintenance
HOA carries the exterior including irrigation and lawn; confirm scope and amount in writing.
Woods and water lots
Every unit backs trees or ponds with fountains.
HOA, CDD & Costs
The HOA includes exterior maintenance, irrigation, and lawn care; the fee amount was not published at review time, so confirm the current schedule and what the master policy covers versus your HO-6.
No CDD was reported for Vizcaya.
Block construction tends to quote better on insurance than frame townhomes; get a bindable quote during diligence anyway.
Commute Analysis
| Destination | Typical drive |
|---|---|
| Jacksonville beaches | About 10 minutes |
| St. Johns Town Center | About 10 minutes |
| Mayo Clinic | About 12 minutes |
| Downtown Jacksonville | About 25 minutes |
| JTB on-ramp | About 5 minutes |
Vizcaya sits on Hodges between JTB and Beach Blvd: both the sand and the Town Center land inside ten to twelve minutes, which is the whole pitch.
Shopping & Dining
The Hodges and Beach Blvd corridors cover groceries within minutes, with St. Johns Town Center as the full retail run.
Pros and Cons
Pros
- Concrete-block construction with barrel-tile roofs
- Gated with exterior maintenance in the HOA
- Every unit backs woods or water
- 4 miles to beach and Town Center
- Measurable, liquid resale market
Cons
- Price data carries a May 2024 date; verify current comps
- HOA amount unpublished; confirm in writing
- Three-bedroom-only product limits some buyers
- Two-story living in most plans
- Gate queue at peak hours
Vizcaya vs. Comparable Communities
| Community | How it compares to Vizcaya |
|---|---|
| Pablo Cove | The newer Mattamy gated townhomes on San Pablo; newer build, similar beach math. |
| Villages of Pablo | The established single-family alternative with low fees nearby. |
| Ironwood | The gated Pulte sibling near Town Center with townhome and single-family product. |
Hidden Things Buyers Should Know
The Mirella premium
End-unit Mirellas with the downstairs owners suite carry a structural premium; they are the plan downsizers wait for, and they resell fastest.
The insurance edge
Block construction and tile roofs quote differently than the frame townhomes nearby; make the comparison explicit when weighing the sticker.
Dated data trap
The widely-cited 538,000 average is from May 2024; two years of market movement sit between that number and your offer, in either direction.
Momentum Expert Insight
Vizcaya is the quality-of-build pick of the Intracoastal West townhome set: block, tile, gate, and the HOA carrying the exterior.
My advice is to wait for the plan you actually want, price off the freshest closes rather than the famous 2024 average, and read the master insurance policy before contract.
Selling a Home in Vizcaya
With about 26 sales a year, the comp set is fresh; price against the last six months, not the legacy average.
We market the block construction and the plan position explicitly, because the buyers who know the difference pay for it.
Get a no-obligation home value for your Vizcaya 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.
Whether you are buying, selling, or just gathering information about Vizcaya, drop your details below. Every inquiry comes straight to us, and we will personally help you and connect you with the right agent. No obligation, no spam.
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 Vizcaya 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 Vizcaya 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 Vizcaya 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 Vizcaya 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 Vizcaya home is priced to the real market.The Vizcaya Playbook
If you are buying in Vizcaya, 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 Vizcaya: 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 Vizcaya?
Who built Vizcaya?
How many townhomes are there?
What do townhomes cost?
Is Vizcaya gated?
What does the HOA cover?
Is there a CDD?
What construction are the townhomes?
What schools serve Vizcaya?
How far is the beach?
Which plan is most sought after?
Do units back other units?
How liquid is resale?
How does it compare to Pablo Cove?
Who should I call about Vizcaya?
Do I need my own agent to buy here?
Related Reading
If you are weighing Vizcaya against the other Intracoastal West options, these guides are a good next step.