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.
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Duval County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Duval County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
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 August 2026.
- 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 - July 2026Development
Culinary Institute of America selects Jacksonville for Southeast campus
News4Jax reported that the Culinary Institute of America chose downtown Jacksonville for its Southeast hub, to be located at 330 E. Bay Street on the Northbank riverfront. The campus would anchor a $160.5 million hotel and convention center development. The city previously approved up to $35 million in incentives, and the Downtown Investment Authority is finalizing agreements on design and property details.
What it may mean for the marketAnchors a major downtown riverfront redevelopment that pairs an educational campus with hotel and convention space, adding institutional and commercial investment to the urban core alongside Riverfront Plaza and Pearl Square. The project is about 19 miles east of Yellow Water, elsewhere in Duval County.
Source: News4Jax - 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
Southeast Toyota opens $170M vehicle-processing facility at JAXPORT's Blount Island, adding 400-plus jobs
Southeast Toyota Distributors dedicated a new vehicle processing facility at JAXPORT's Blount Island Marine Terminal in April 2026. The company put the investment at $170 million and said the facility created more than 400 full-time jobs, most of them hired locally.
What it may mean for the marketA large new employment center on Blount Island adds sustained local job demand, a factor that has historically supported nearby housing absorption. The project is about 28 miles northeast of Yellow Water, elsewhere in Duval County.
Source: JAXPORT - 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.
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.
