Yellow Water (Proposed) Real Estate
Homes for Sale in Duval County, FL
True comps, carrying-cost math, and listings before the portals.
The defining facts are the approved entitlements and the lot mix: 478 homes, with 282 lots at 40'x100', 112 at 40'x110' and 84 at 50'x110'. Narrow lots at that count point to a compact single-family product, but no builder, price or plan has been named, so that remains an inference from lot size.
Before any comparison, expect to need in writing: who the builder will be, the price and inclusions, HOA and CDD terms (CDD unknown), deposit and refund conditions, a dated construction and delivery schedule, and what happens if approvals, utilities or financing slip. Entitlement alone does not set an opening date.
Figures in this note are as of October 8, 2026. The live market numbers elsewhere on this page update nightly and are newer.
The 60-Second Overview
Yellow Water is a planned single-family community of 478 homes in Jacksonville, Duval County, Florida, from developer Partridge Hill Capital LLC. On June 9, 2026, Jacksonville City Council approved the land use and zoning, under Ordinances 2026-0289 and 2026-0290. That is an entitlement step, not a start of construction, so this is a pre-construction page with no homes for sale, no named builder and no published pricing. The lot plan lists 282 lots at 40'x100', 112 lots at 40'x110' and 84 lots at 50'x110'. The CDD status is unknown. Jacksonville shows 4,054 homes for sale at a median list price of $299,900, a citywide figure that says nothing about what Yellow Water homes will cost.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
Who Yellow Water (Proposed) Real Estate is best for.
Best for
- Buyers who can wait for a builder and pricing.
- Buyers who like to follow projects from approval.
- Buyers who are comfortable with pre-construction risk.
Probably not for
- Buyers who need a published price.
- Buyers who need a move-in date.
- Buyers who want a named builder before engaging.
The market around Yellow Water (Proposed) Real Estate
Yellow Water (Proposed) Real Estate is too small for its own price trend, so here is the market around it.
Across Duval County, 3,861 homes are active and 1,760 pending (31% under contract).
ZIP and county figures describe the wider market, not Yellow Water (Proposed) Real Estate specifically. Momentum Research analysis of MLS records.
How far is everything?
Everyday stops around Yellow Water (Proposed) Real Estate are close: the nearest shopping is about 5 minutes away.
- Plaza at Normandy · Shopping5 min
- Normandy Athletic Association Football Field · Parks5 min
- Publix · Groceries6 min
- Xtreme Wings Sports Grille Normandy · Dining6 min
- Ellianos Coffee · Coffee10 min
- Baptist Emergency Center · Health12 min
Approximate drive times via Mapbox Search + Directions, 2026-07-03. Verify for a specific address.
The Yellow Water (Proposed) Real Estate buying strategy.
If we were buying in Yellow Water (Proposed) Real Estate today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Yellow Water (Proposed) Real Estate.
Approved land use, 478 lots, no builder yet
Yellow Water is in Jacksonville, Duval County, and the developer is Partridge Hill Capital LLC. City Council approved land use and zoning on June 9, 2026, under Ordinances 2026-0289 and 2026-0290.
The plan has 478 single-family lots: 282 at 40'x100', 112 at 40'x110' and 84 at 50'x110'. No builder, price range, amenity list or timeline has been announced.
Unconfirmed: the builder, pricing, HOA and CDD, infrastructure schedule and sales start. City Council records and developer announcements are where to watch, and a written disclosure package is the proof once sales open.
The location and the amenities are priced into every listing in Yellow Water (Proposed) Real Estate. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
We follow entitlement approvals and builder announcements, so when Yellow Water names a builder or opens a list we can tell you quickly. Until then we can line up Jacksonville communities that are selling now.
When contracts exist we read them with you, including deposit, timeline language and assessments. Our help is free to you because the builder pays.
Yellow Water (Proposed) Real Estate in 15 seconds.
Tools for a Yellow Water (Proposed) Real Estate buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Yellow Water (Proposed) Real Estate sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Yellow Water (Proposed) Real Estate, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Yellow Water (Proposed) Real Estate home worth?
Get a no-obligation home value based on real comparable sales in Yellow Water (Proposed) Real Estate, not 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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Should you buy in Yellow Water (Proposed) Real Estate?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | realMLS records, as of 2026-08-18 |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of realMLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
Recent Developments in Yellow Water
Development, infrastructure, retail, and school activity affecting Yellow Water, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- October 2026Retail & Dining
Council committee defers vote on incentives for Downtown Publix at 119 W. Beaver St.
The Finance Committee deferred a $49.65 million incentive package for Gateway Jax's $140.15 million high-rise anchored by a Publix at 119 W. Beaver St. The tower is planned with 259 apartments and about 400 parking spaces. The committee is scheduled to revisit the bill Nov. 4, the day after the Amendment 3 vote.
What it may mean for the marketThe timing of the first full-size grocery store in the Downtown core depends on the incentive vote, affecting nearby retail access. The project is about 18 miles east of Yellow Water, elsewhere in Duval County.
Source: Jacksonville Today - September 2026Development
Downtown review board approves concept for first new University of Florida graduate campus building in LaVilla
The Downtown Development Review Board voted 7-0 on Sept. 10 for a six to eight story, roughly 185,000 square foot academic building on a 2.34-acre site bounded by West Bay, Forsyth and North Lee streets. It is the first new building in a multiphase UF graduate and semiconductor institute campus estimated at $345 million. UF hopes to break ground in December, pending final design review and permitting.
What it may mean for the marketA large graduate campus adds education and technology jobs and daytime foot traffic to the western Downtown core. The project is about 17 miles east of Yellow Water, elsewhere in Duval County.
Source: Jacksonville Today - July 2026Development
JWB secures funding for 108 affordable housing units in Jacksonville
Jacksonville Today reported that JWB Real Estate Capital secured about $28.59 million in gap funding for 108 income-restricted units across three Westside sites on Tracy, Justina and Ricker roads. Plans include 38 townhome-style units and two sets of 35 efficiency units, priced at or below 60% of area median income for 50 years. Groundbreaking is expected by September 2026 with completion in 2027.
What it may mean for the marketAdds new income-restricted rental and townhome housing supply on the Westside, increasing the stock of long-term affordable units and drawing public and tax-credit investment into three infill sites. The project is about 12 miles east of Yellow Water, elsewhere in Duval County.
Source: Jacksonville Today - June 2026Development
Hillwood contracts with the City of Jacksonville for 192 acres at AllianceFlorida at Cecil Commerce Center
Master developer Hillwood contracted with the City of Jacksonville for 192 acres at AllianceFlorida at Cecil Commerce Center on Jacksonville's Westside, continuing the buildout of the former Naval Air Station Cecil Field into an industrial and logistics park.
What it may mean for the marketContinued absorption of large industrial parcels at Cecil signals sustained employment growth on the Westside, which can support housing demand across nearby communities. The site is about 4 miles east of Yellow Water.
Source: Jax Daily Record - June 2026Infrastructure
First Coast Expressway advances as an economic-development corridor across Clay and St. Johns
The First Coast Expressway (State Road 23), a tolled beltway looping around the west and south of the Jacksonville metro, continued to open land for development along its corridor, with the final St. Johns County phase from Interstate 95 to east of County Road 2209 in progress. FDOT held a St. Johns County open house on the final phase in January 2026.
What it may mean for the marketNew limited-access highway capacity shortens commutes and opens adjacent land, changes that have historically shaped where new communities and demand concentrate. The site is about 19 miles southeast of Yellow Water.
Source: Jax Daily Record - April 2026Development
Hillwood seeks to mass-grade an AllianceFlorida site for a possible 1 million-square-foot building
Hillwood asked to mass grade a site at AllianceFlorida at Cecil Commerce Center to prepare for a possible 1 million-square-foot building, a step that typically precedes a large industrial or distribution user committing to the Westside park.
What it may mean for the marketA build-ready million-square-foot pad points to a potential large employer on the Westside, the kind of jobs anchor that can lift demand for nearby housing. The site is about 4 miles east of Yellow Water.
Source: Jax Daily Record
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
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