What's in this guide
Overview
Yellow Water is a proposed residential development on 112.5 acres along Yellow Water Road, about one mile north of Normandy Boulevard in west Jacksonville. Under Ordinance 2026-0290, the land would be rezoned from Agriculture to Planned Unit Development, allowing up to 550 homes, with 478 shown in the attached site plans.
The project is split into two sections, referred to as Yellow Water North and Yellow Water South, separated by several parcels that remain zoned for agricultural use. As of mid-2026 it had been approved by the Planning Commission and the Council Land Use and Zoning committee, and was pending a vote from the full Council.
Quick Facts & Status
| Category | Detail |
|---|---|
| Status | Proposed PUD; in City Council process (2026) |
| Location | Yellow Water Road, about 1 mile north of Normandy Blvd, west Jacksonville |
| County | Duval County |
| Acreage | 112.5 acres |
| Planned homes | Up to 550 (478 in current plans) |
| Ordinance | 2026-0290 (rezoning from Agriculture to PUD) |
| Developer / builder | To be confirmed |
| Stage | Rezoning; pre-construction |
| Pricing | Not released |
The Plan
Yellow Water is planned as a single-family residential development in two sections. The current site plans show 478 homes, with the PUD allowing up to 550 if approved. Because the project is still in rezoning, the builder, home plans, amenities, and any CDD or HOA have not been set.
Details typically firm up after final approval, when a builder takes the site to construction. We follow the Council agenda and will update this guide as the project advances.
Location & Access
Yellow Water sits on Yellow Water Road about one mile north of Normandy Boulevard in west Jacksonville, near the Cecil Commerce Center corridor. The Westside location offers a value price point and reasonable access to the job base around Cecil and to downtown via I-10 and I-295.
| Destination | Approximate proximity |
|---|---|
| Normandy Boulevard | About 1 mile south |
| Cecil Commerce Center | A short drive |
| Downtown Jacksonville | About 25 to 30 minutes |
Timeline & Development Status
| Milestone | Status |
|---|---|
| Planning Commission | Approved (2026) |
| Council Land Use and Zoning committee | Approved (June 2026) |
| Full City Council vote | Pending |
| Builder and home plans | To be confirmed after approval |
| Site work and first homes | To be announced |
This is an early-stage community, so dates and details can shift. We monitor the developer, the builders, and the city filings directly and keep this guide current.
What We Know vs. What Is Still TBD
Confirmed
- 112.5 acres on Yellow Water Road
- About 1 mile north of Normandy Boulevard
- Up to 550 homes (478 in current plans)
- Two sections (North and South)
- Rezoning under Ordinance 2026-0290
Still to be confirmed
- Final City Council approval
- Developer and builder
- Home plans and prices
- Amenities
- CDD and HOA structure
- Dates and school assignments
We do not publish prices or details that are not confirmed. Register your interest and we will send verified specifics as they are released.
Why Buy Early at a New Community
In a new community, the first release is often the best time to buy.
Best lot selection
Preserve, water, and premium homesites are limited and go first. Early buyers get the pick of the plan.
Early-phase pricing
Builders frequently raise base prices as a community proves out, so the earliest buyers can see appreciation by the time later phases open.
Stronger incentives
To build momentum, builders often put their best incentives, on rate, closing costs, or design credits, on the table early.
Representation matters most up front
The on-site representative works for the builder. Having your own agent from the first visit protects your ability to negotiate and to compare fairly, usually at no cost to the buyer in new construction.
Comparable Communities
| Community | How it compares |
|---|---|
| Wells Landing | A west Jacksonville community already selling, an option for buyers who do not want to wait for an approval. |
| Argyle Forest | The established Westside value area nearby, a benchmark for the surrounding market. |
Momentum Expert Insight
Yellow Water is worth watching, but it is important to be clear-eyed: it is proposed, not approved. It has moved through the Planning Commission and a Council committee, which is meaningful momentum, but the full Council still has to vote, and plans can change in that process.
If a west-side value community fits what you want, get on the early list and we will tell you the moment it is approved and a builder is named, so you are ready when, and if, it opens.
Yellow Water is still in development, so the best way to be ready is to be on the list before it opens. Tell us what you are looking for and we will send verified pricing and homesite releases as they happen. No obligation, no spam.
Frequently Asked Questions
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Related Reading
If you are weighing Yellow Water against other options in the area, these guides are a good next step.