Tag Archives: real estate advice

Mandarin, San Marco, and Riverside — The Best Jacksonville Neighborhoods for Downsizers Who Want to Stay in Duval

04 Monday May 2026

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Not every empty nester wants to move to a master-planned community in St. Johns County. Some of our favorite clients are the ones who say “I love Jacksonville, I just want a smaller, better home in the city I already love.”

If that sounds like you, these three Duval County neighborhoods belong at the top of your list.

Mandarin: Established, Wooded, and Beloved

Mandarin is the southernmost established neighborhood of Jacksonville proper, and it has a character unlike anywhere else in the city. Towering oak trees draped in Spanish moss, a historic riverfront district, and a mix of older established homes and newer developments.

Why downsizers love Mandarin:

You can find smaller, well-maintained homes at very reasonable prices ($250,000 to $450,000)

The Mandarin community has a genuine neighborhood identity that’s rare in suburban Jacksonville

Close to excellent dining along the river and easy access to I-295

The Julington Creek Plantation area within Mandarin offers great amenities

Feels suburban but not generic

Good to know: Mandarin has a lot of variety. Some streets feel very established and wooded. Others are newer subdivisions. Working with an agent who knows the micro-neighborhoods within Mandarin matters.

Price range for downsizers: $250,000 to $500,000

San Marco: Walkable, Charming, and Surprisingly Affordable for Its Character

San Marco is one of Jacksonville’s most beloved urban neighborhoods, sitting along the St. Johns River about 10 minutes from downtown. Its town square with independently owned restaurants, shops, and a historic movie theater gives it a walkability and charm that’s hard to find elsewhere in Jacksonville.

Why empty nesters love San Marco:

You can actually walk to dinner, coffee, and errands. That’s rare in Jacksonville.

Beautiful older homes with real character, many of them smaller and perfect for right-sizers

Close to the river, Memorial Hospital, and downtown

A vibrant, mixed-age community that feels alive

Good to know: San Marco’s housing stock is older, which means you need to be thoughtful about inspection and potential maintenance. The best homes in San Marco sell quickly.

Price range for downsizers: $350,000 to $700,000

Riverside and Avondale: Historic, Artsy, and Full of Life

Riverside and Avondale are adjacent historic neighborhoods northwest of downtown Jacksonville. They’re the most urban of the three, with a thriving arts scene, excellent independent restaurants (the Five Points district is a favorite), and beautiful historic architecture.

Why downsizers love Riverside/Avondale:

The most walkable neighborhoods in all of Jacksonville

Historic homes with incredible architectural character

Close to the Cummer Museum of Art, independent shops, and some of Jacksonville’s best dining

A real neighborhood identity that makes you feel like you live somewhere special

Good to know: Riverside and Avondale homes require attention. Many are older and need updating. Flood zones are a factor in some areas. Parking can be limited. But for the right person, there’s nowhere better in Jacksonville.

Price range for downsizers: $300,000 to $600,000

Want a personal tour of any of these neighborhoods? Call or text: (904) 515-2479

Download our free Right-Sizing Roadmap which includes a neighborhood fit worksheet. Request yours here.

Kevin and Jennifer Hanley, REALTORS® | KW Atlantic Partners Southside Hanley Home Team HanleyHomeTeam.com

Ponte Vedra vs. Fleming Island — Which Is Better for the 55+ Lifestyle in Jacksonville?

04 Monday May 2026

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Two of the most popular destinations for Jacksonville empty nesters and downsizers are Ponte Vedra and Fleming Island. They’re both lovely. They’re also very different. And choosing the wrong one for your lifestyle is a mistake we’d love to help you avoid.

Let’s compare them honestly.

Ponte Vedra: Coastal Luxury and Established Elegance

Ponte Vedra is one of the most prestigious addresses in Northeast Florida. It sits along the Atlantic coast in St. Johns County and has long been home to Jacksonville’s professional class, with tree-lined streets, golf courses (it’s home to TPC Sawgrass and THE PLAYERS Championship), and ocean access.

What empty nesters love about Ponte Vedra:

Proximity to the beach — some neighborhoods are walking distance to the ocean

Established, mature community with a real sense of place

Excellent dining, shopping, and medical facilities nearby

High resale value — Ponte Vedra homes hold their value exceptionally well

A mix of older custom homes and newer communities

What to consider:

Higher price points, generally $450,000 and up for a downsized home

Some older neighborhoods have larger lots and bigger homes, which isn’t always what downsizers want

Traffic on A1A and US-1 can be significant

You’re paying a premium for the address

Price range for downsizers: $450,000 to $900,000+

Fleming Island: Value, Amenities, and a Friendly Community Feel

Fleming Island is in Clay County, southwest of Jacksonville along the St. Johns River. It’s not as flashy as Ponte Vedra, but it has a loyal following of residents who love its combination of affordability, amenities, and genuine community feel.

What empty nesters love about Fleming Island:

More affordable than either Duval urban neighborhoods or St. Johns coastal areas

Fleming Island Plantation has excellent amenities including pools, tennis, and trails

The St. Johns River is beautiful and there’s real waterfront access

Quieter and less congested than the Ponte Vedra corridor

Newer construction is available at reasonable prices

What to consider:

Further from the beach (about 45 minutes to the nearest Atlantic beach)

More car-dependent

Less urban energy if that’s something you enjoy

Clay County’s infrastructure and medical facilities are less robust than Duval or St. Johns

Price range for downsizers: $280,000 to $500,000

The Bottom Line

Choose Ponte Vedra if the beach matters to you, you want a prestigious address, and you have the budget for it.

Choose Fleming Island if you want more house for your money, love a river community feel, and prioritize value and a friendly neighborhood atmosphere.

Want to tour both areas and see what feels right? Call or text: (904) 515-2479

Request our free Right-Sizing Roadmap for a full neighborhood evaluation guide. Request yours here.

Kevin and Jennifer Hanley, REALTORS® | KW Atlantic Partners Southside The Hanley Home Team HanleyHomeTeam.com

Elevating everyday life with true luxury golf course living at Glen Kernan Golf and Country Club! ✨

30 Thursday Apr 2026

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Stepping into luxury golf course living last night at the grand opening of the new cottages at Glen Kernan Golf and Country Club was unforgettable.

From the thoughtfully designed four-bedroom, four-bath layout to the spacious common area built for private events, holiday celebrations, and golf weekends with friends, everything reflects refined country club living.

The attention to detail, the welcoming atmosphere, and the world-class golf just steps away create a lifestyle worth savoring.

So grateful to experience it firsthand. Thank you to the Glen Kernan team for an incredible evening!

We are available to schedule full club and home tours. Kevin and Jennifer Hanley, REALTORs, Luxury, 904-515-2479 HanleyHomeTeam.com The Hanley Home Team of Keller Williams Realty Atlantic Partners Southside

Nocatee for Empty Nesters – The Real Pros, Cons, and Costs

27 Monday Apr 2026

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If you’ve been anywhere near Jacksonville real estate conversations in the last ten years, you’ve heard about Nocatee. It’s the master-planned community in St. Johns County that seems to be on everyone’s lips, and for good reason.

But is it right for empty nesters and downsizers specifically? That’s a more nuanced question. We’ve helped a lot of clients move to Nocatee, and we want to give you the honest picture.

What Makes Nocatee So Popular

Nocatee is a master-planned community in Ponte Vedra (St. Johns County) that has been consistently ranked as one of the top-selling communities in the United States. Here’s why people love it:

The amenities are genuinely impressive. We’re talking multiple resort-style pools including a waterslide park, a lazy river, fitness centers, pickleball courts, tennis courts, dog parks, walking and biking trails, a Town Center with shops and restaurants, and a calendar full of community events. If you want to feel like you’re on vacation in your own neighborhood, Nocatee delivers.

It’s new. Most of Nocatee’s homes were built in the 2010s and 2020s, which means modern layouts, open floor plans, energy-efficient construction, and lower maintenance costs. No popcorn ceilings, no outdated kitchens, no wondering what’s behind the walls.

The location is solid. Nocatee sits between Jacksonville and St. Augustine, with easy access to I-95 and about 15 minutes to Ponte Vedra Beach.

The Honest Tradeoffs for Empty Nesters

Nocatee was originally built as a family community. That’s changing as the community matures, but if you move to Nocatee expecting a quiet, serene retirement vibe, you may be surprised. The pools and amenity areas can be busy and loud, especially in summer.

There are 55+ sections within Nocatee (most notably in the Del Webb at Nocatee community), and if that’s more your speed, that’s worth exploring specifically. Del Webb is designed for active adults and has a completely different feel from the family-oriented sections.

HOA fees are real. Expect to pay $200 to $400 per month in combined CDD fees and HOA fees depending on your specific neighborhood within Nocatee.

Price range for empty nesters in Nocatee: $350,000 to $700,000 depending on size, location within the community, and whether you want new construction or resale.

Is Nocatee Right for You?

Nocatee is a great fit if you love an active, amenity-rich lifestyle and don’t mind being part of a large, bustling community. It’s less of a fit if you’re looking for peace and quiet, a more intimate neighborhood feel, or a lower HOA cost.

Thinking about Nocatee? We know this community well. Call or text: (904) 515-2479

Get our free Right-Sizing Roadmap which includes a guide to evaluating master-planned communities. Request yours here.

Kevin and Jennifer Hanley, REALTORS® | KW Atlantic Partners Southside The Hanley Home Team HanleyHomeTeam.com

Best Downsizing/Rightsizing Real Estate Agent in Jacksonville, Florida

20 Monday Apr 2026

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Downsizing (or Rightsizing) is one of the most significant moves you will ever make. The house that raised your family, held your milestones, and defined a chapter of your life does not just represent square footage. It represents memory, identity, and transition. Finding the right real estate agent for that moment matters more than most people realize.

If you are searching for the best downsizing real estate agent in Jacksonville, Florida, this post will explain exactly what to look for, what separates a true downsizing specialist from a general agent, and why so many Jacksonville-area empty nesters choose the Hanley Home Team at Keller Williams Realty Atlantic Partners Southside.

What Makes a Real Estate Agent a True Downsizing Specialist?

Not every licensed agent is equipped to guide a downsizing move. The process involves far more than pricing a home and finding a smaller one. A genuine downsizing specialist brings:

The SRES® Designation The Seniors Real Estate Specialist (SRES®) designation is awarded by the National Association of REALTORS® and is specifically designed for agents who work with clients aged 50 and older. SRES®-certified agents receive in-depth training on the financial, emotional, and logistical realities of downsizing, including how to navigate Social Security timing, pension considerations, and the tax implications of a home sale in retirement.

Deep Knowledge of Right-Sized Homes and Communities Downsizers are not just looking for fewer square feet. They are evaluating single-story floor plans, low-maintenance communities, proximity to healthcare, and neighborhoods suited to the next chapter of their lives. A specialist knows which Jacksonville-area communities deliver on those priorities and which ones simply look good on paper.

Experience With the Emotional Side of the Process Selling a longtime family home is rarely straightforward. A great downsizing agent holds space for the emotional weight of the decision, keeps the process moving without rushing, and helps clients separate sentimental value from market value.

Access to Mortgage Expertise Many downsizers are planning to purchase their next home with a combination of sale proceeds, retirement assets, or bridge financing. Having direct access to mortgage guidance as part of the same team saves time, reduces stress, and helps clients move with confidence.

Why Jacksonville Empty Nesters Choose the Hanley Home Team

Jennifer and Kevin Hanley of the Hanley Home Team at Keller Williams Realty Atlantic Partners Southside have built their entire practice around one specialty: empty nesters and downsizers in Northeast Florida.

Jennifer Hanley, REALTOR® | SRES® | REMLO

Jennifer holds the SRES® designation and is also a certified Real Estate Mortgage Loan Originator (REMLO). She understands the full financial picture of a downsizing move, not just the real estate side of it. As an empty nester herself, she brings genuine first-hand understanding of what clients are navigating emotionally and practically.

Florida Real Estate License: SL3190195

Kevin Hanley, REALTOR® | Mortgage Loan Officer | Texana Bank

Kevin is both a licensed Florida REALTOR® and a mortgage loan officer with Texana Bank, which gives the Hanley Home Team a rare dual capability: full real estate representation and in-house mortgage guidance under one roof. For downsizers who need to coordinate a sale and a purchase, this combination simplifies every step.

Florida Real Estate License: SL3146735

Over 1,300 Completed Transactions

With more than 1,300 real estate transactions completed across Duval, St. Johns, Nassau, and Clay Counties, the Hanley Home Team brings a depth of market knowledge that newer or generalist agents simply cannot match. They are also Luxury Certified, which means they are prepared to represent clients at every price point, including higher-value properties that are commonly part of a downsizing sale.

What the Downsizing Process Looks Like With the Hanley Home Team

Every client situation is different, but a typical downsizing journey with the Hanley Home Team looks something like this:

Step 1: The Conversation Before anything else, Jennifer or Kevin will sit with you and understand your full picture. Where do you want to go? What does your timeline look like? What financial factors are in play? This is not a listing appointment. It is a real conversation.

Step 2: Home Valuation and Market Strategy With a clear picture of current market conditions across Northeast Florida, the team will give you an honest assessment of what your home is worth and how to position it for the best outcome. No inflated numbers to win a listing. Just the truth.

Step 3: Preparing Your Home for Sale The team will walk you through what improvements are worth making and which ones are not. Their vendor network can help with decluttering, staging, repairs, and photography, so the process does not feel overwhelming.

Step 4: Finding Your Next Home Whether you are targeting a 55+ community, a low-maintenance condo, a single-story home in a quiet neighborhood, or a smaller property closer to family, the Hanley Home Team knows the inventory across all four counties and will match you with options that fit your life, not just your budget.

Step 5: Mortgage Coordination Because Kevin is a licensed mortgage loan officer with Texana Bank, there is no gap between your real estate decisions and your financing options. The team can help you understand how sale proceeds interact with your next purchase, what loan products are available, and how to move efficiently from one home to the next.

Step 6: Closing and Beyond The Hanley Home Team has guided hundreds of families through this process. They know where the friction points are and how to smooth them out. Their goal is a move that feels manageable, not overwhelming.

Jacksonville’s Best Communities for Downsizers

Part of what makes the Hanley Home Team effective is their familiarity with the specific communities that work well for empty nesters and downsizers across Northeast Florida. A few worth knowing:

Duval County

  • Deerwood, Jacksonville Golf and Country Club, and Deercreek offer established, well-maintained homes with a quieter pace and easy access to shopping and medical facilities.
  • Nocatee (in nearby St. Johns County) continues to grow and includes Villamar and other active adult sections designed for this stage of life.

St. Johns County

  • Del Webb Ponte Vedra (Rivertown) and Watersong at RiverTown are purpose-built 55+ communities with resort-style amenities.
  • Palencia and Beacon Lake offer newer construction with low-maintenance living and strong community infrastructure.

Nassau County

  • Amelia Island and Fernandina Beach attract downsizers looking for a quieter coastal lifestyle without giving up proximity to Jacksonville.

Clay County

  • Fleming Island and Oakleaf communities offer strong value for buyers looking for newer homes with lower price points.

The Hanley Home Team works across all four counties and can help you weigh the tradeoffs between each area based on your priorities.

Frequently Asked Questions About Downsizing in Jacksonville

When is the right time to downsize in Jacksonville? There is no universal answer, but most empty nesters begin seriously considering a move when the kids are out of the house, maintenance becomes a burden, or financial priorities shift toward retirement readiness. The Jacksonville market has historically rewarded sellers who move before they feel forced to, while interest rates and inventory conditions are still favorable.

Do I need to sell before I buy? Not necessarily. The right answer depends on your equity position, your financing options, and the specific properties you are targeting. Kevin’s mortgage expertise at Texana Bank allows the Hanley Home Team to map out several scenarios and help you choose the one that minimizes risk and maximizes flexibility.

What is property tax portability, and does it apply to my move? Florida’s property tax portability allows homeowners to transfer their Save Our Homes benefit (the difference between assessed value and market value) to a new Florida homestead. For long-term Jacksonville homeowners, this can mean significant property tax savings on a new purchase. The Hanley Home Team can walk you through how portability applies to your specific situation.

How is the Jacksonville real estate market for downsizing sellers in 2026? Northeast Florida continues to attract strong buyer demand, particularly from out-of-state relocators. For sellers in the $300,000 to $700,000 range, conditions remain competitive. The team monitors market trends across all four counties and will give you a current, honest read when you sit down with them.

Ready to Talk? Contact the Hanley Home Team

If you are thinking about downsizing in Jacksonville or anywhere across Northeast Florida, the Hanley Home Team is ready to listen.

Jennifer Hanley, REALTOR® | SRES® | REMLO The Hanley Home Team at Keller Williams Realty Atlantic Partners Southside 📞 [Jennifer’s phone number] 📧 jenniferhanley@kw.com 🌐 blog.hanleyhometeam.com

Kevin Hanley, REALTOR® | Mortgage Loan Officer | Texana Bank 📞 904-422-7626 📧 Kevin.Hanley@TexanaBank.com

Serving Duval, St. Johns, Nassau, and Clay Counties Florida Real Estate Licenses: Jennifer SL3190195 | Kevin SL3146735

The Hanley Home Team is a Luxury Certified real estate team with over 1,300 completed transactions specializing in empty nesters and downsizers across Northeast Florida.

The Cost of Downsizing in Jacksonville — What You Actually Net After Selling Your Family Home

20 Monday Apr 2026

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Let’s talk money. Real money. Because one of the biggest things holding empty nesters back from making a move is not knowing what they’ll actually walk away with after selling their family home and buying something smaller.

So we’re going to walk through a real example, the kind of conversation we have with clients every week.

A Real Jacksonville Downsizing Example

Meet a fictional but very typical couple we’ll call the Johnsons. They bought their 4-bedroom, 2,400 square foot home in Mandarin in 2013 for $265,000. Their kids are grown and gone, and they’re ready to right-size into a 2-bedroom, 1,600 square foot home in Nocatee.

Here’s what the numbers might look like:

Selling their Mandarin home:

Estimated current value: $415,000

Remaining mortgage balance: $148,000

Real estate commission (roughly 5-6%): $22,000

Closing costs as seller: $4,000

Net proceeds: approximately $241,000

Buying in Nocatee:

Purchase price: $385,000

Down payment using proceeds: $241,000

New mortgage: $144,000

Monthly payment at current rates (roughly 6.5%): approximately $910/month

Compare that to what they may be paying now on their Mandarin home, and they may actually end up with a similar or even lower monthly payment, PLUS a check in their pocket from the difference, PLUS a smaller home that costs less to maintain, heat, cool, and insure.

That’s the right-sizing math. And for a lot of Jacksonville families, it works beautifully.

What Are the Real Costs of Selling?

People often underestimate what selling costs. Here’s a realistic breakdown:

Real estate commission: 5-6% of sale price

Title insurance and closing costs: $3,000 to $5,000

Minor repairs and touch-ups before listing: $1,000 to $5,000

Moving costs: $2,000 to $6,000 depending on distance and volume

On a $400,000 sale, you might spend $30,000 to $40,000 in total transaction costs. That’s real money, and it’s why understanding your equity position before you decide is so important.

The Bottom Line

Downsizing in Jacksonville right now is a financially smart move for most empty nesters who bought their homes before 2020. The equity is there. The inventory of smaller homes is growing. The math works.

Want us to run the actual numbers for YOUR home? Call or text: (904) 515-2479

Download our free Right-Sizing Roadmap for a full breakdown of the financial side of downsizing. Request yours here.

Kevin and Jennifer Hanley, REALTORS® | KW Atlantic Partners Southside The Hanley Home Team HanleyHomeTeam.com

What Jacksonville Home Prices Actually Look Like Right Now and What That Means for Downsizers

13 Monday Apr 2026

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One of the most common things we hear from empty nesters and downsizers is something like: “I think my house has gone up in value, but I don’t really know what it’s worth now.”

Fair. And important. Because that number, your home’s current value minus what you owe, is the foundation of everything. It’s what makes your next chapter possible.

So let’s talk real numbers for Jacksonville right now.

The Equity Picture for a Typical Jacksonville Empty Nester

Let’s say you bought a 4-bedroom home in the Mandarin area of Jacksonville in 2014 for $250,000. You’ve been paying down your mortgage for 12 years and home values in that area have increased significantly.

Here’s a rough snapshot of what that might look like today:

Current estimated value: $380,000 to $420,000

Remaining mortgage (rough estimate after 12 years): $140,000 to $160,000

Estimated equity: $220,000 to $280,000

That’s a significant number. And that number is what funds your next move, whether it’s a smaller home in the same area, a condo near the water, or a new construction community in St. Johns County.

Where Are Downsizers Actually Landing in Jacksonville?

Based on what we’re seeing with our clients, the most popular landing spots for empty nesters and downsizers right now are:

Nocatee (St. Johns County): New construction, amenity-rich, $350,000 to $550,000 range for 2BR to 3BR homes

Ponte Vedra/Palm Valley: Established neighborhood feel, closer to the beach, $400,000 to $700,000

Fleming Island (Clay County): More affordable, great amenities, $280,000 to $400,000

San Marco/Riverside (Duval): Walkable, vibrant, older homes with character, $300,000 to $600,000

Amelia Island/Fernandina Beach (Nassau): Slower pace, coastal feel, $350,000 to $600,000

The Math That Actually Matters

If you sell your 4-bedroom for $400,000 and net $260,000 after paying off your mortgage and closing costs, and you buy a 2-bedroom home for $350,000, you’re either putting $260,000 down (hello, low mortgage!) or pocketing some of that equity for retirement, travel, or that deck renovation you’ve been dreaming about.

That’s a life-changing financial move. And Jacksonville’s market right now makes it very achievable.

Curious what your specific home is worth and what your equity picture looks like? Call or text: (904) 515-2479

Download our free Right-Sizing Roadmap to see exactly how the numbers work for your situation. Request yours here.

Kevin and Jennifer Hanley, REALTORS® | KW Atlantic Partners Southside The Hanley Home Team HanleyHomeTeam.com

Downsizing in Florida? Here Is Exactly What Happens to Your Property Tax Portability

07 Tuesday Apr 2026

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We touched on portability in our last post, but this topic deserves its own deep dive because we see confusion about it constantly. And the confusion is costing Jacksonville homeowners real money.

Let’s get specific.

The Three Scenarios You Need to Understand

Scenario 1: You downsize to a less expensive home

If your new home has a lower market value than your old home, your portability benefit is prorated. You transfer a percentage of your benefit equal to the ratio of the new home’s value to the old home’s value.

Example: Your old home was worth $500,000 with a $200,000 benefit. Your new home is worth $300,000, which is 60% of your old home’s value. You can transfer 60% of your $200,000 benefit, which equals $120,000.

So your $300,000 new home gets assessed at $180,000 in the first year. That’s a substantial savings.

Scenario 2: You move to an equally priced or more expensive home

You can transfer your full benefit, up to the $500,000 cap. If your benefit was $200,000 and your new home is worth $450,000, your new home gets assessed at $250,000 instead of $450,000. That’s roughly $2,500 to $4,000 in annual tax savings depending on the millage rate.

Scenario 3: You wait too long

Here’s the one that hurts people. You have THREE YEARS from when you abandon your previous homestead to claim portability on a new Florida home. If you sell your Jacksonville home, rent for four years while you figure out your next move, and then buy again, you may have lost your portability benefit entirely.

This is a real reason to think carefully about timing if you’re considering renting in between.

The Filing Process

File for homestead exemption AND portability at the same time using Form DR-501 (homestead) and Form DR-501T (portability transfer) at your county Property Appraiser’s office. In Duval County that’s the Duval County Property Appraiser. In St. Johns County, it’s the St. Johns County Property Appraiser.

Do this as soon as possible after closing on your new home, and make sure it’s done before the March 1 deadline.

The Bottom Line

Portability is a genuinely significant financial benefit for Florida homeowners who have been in their homes for many years. Don’t leave it on the table by not understanding how it works or by waiting too long to buy your next home.

We help our clients navigate every aspect of the financial side of moving, including property taxes. Call (904) 515-2479 |

Request our free Right-Sizing Roadmap which includes a full property tax guide for Jacksonville downsizers. Request yours here.

Kevin and Jennifer Hanley, REALTORS® | KW Atlantic Partners Southside The Hanley Home Team HanleyHomeTeam.com

St. Johns County vs. Duval County — Where Are Jacksonville Downsizers Actually Moving?

06 Monday Apr 2026

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This is one of the questions we get most often from empty nesters who are ready to right-size: “Should we stay in Duval or make the move to St. Johns?”

Great question. And there’s no single right answer. There IS a right answer for you based on what you actually want your next chapter to look like. Let’s break it down.

What St. Johns County Offers

St. Johns County has been one of the fastest-growing counties in the entire state of Florida for good reason. It consistently ranks among the top counties in the nation for schools (which matters for resale even if your kids are grown), safety, and quality of life.

The case FOR St. Johns:

Newer construction with modern layouts and low maintenance

Nocatee is one of the most amenity-rich master-planned communities in Florida

Generally lower crime rates than urban Duval

Strong resale value with faster appreciation than Duval over the past decade

Close to beaches including Ponte Vedra Beach and St. Augustine Beach

The honest tradeoffs:

Further from downtown Jacksonville, the airport, and major medical facilities

Higher price points, with the median home price roughly $140,000 more than Duval

Very car-dependent

HOA fees are common and can be significant

What Duval County Offers

Duval is Jacksonville proper. It’s urban, diverse, and has significantly more variety in neighborhoods, price points, and lifestyle options.

The case FOR staying in Duval:

More walkable neighborhoods including San Marco, Riverside, Five Points, and Avondale

Closer to Jacksonville’s best restaurants, arts scene, and cultural events

Better access to major medical centers, which matters as we age

More affordable overall

The St. Johns River waterfront is stunning and uniquely Duval

Easier access to the airport and interstates

The honest tradeoffs:

Older housing stock in many desirable neighborhoods

More variability in neighborhood quality

Less of a “new community” feel if that’s what you’re looking for

So Which Is Right for You?

Here’s our honest take after 20+ years of helping Jacksonville families move.

Choose St. Johns if you want new construction, love amenity-rich community living, prioritize safety rankings, and don’t mind being further from the city.

Choose Duval if you want walkability, character, proximity to healthcare and culture, and want to maximize what your dollar buys.

Many of our downsizer clients end up in St. Johns. But the ones who stay in Duval often land in San Marco, Riverside, or the Mandarin/Julington Creek area, and they love it.

Want to talk through which county makes more sense for YOUR next chapter? Call or text: (904) 515-2479

Grab our Right-Sizing Roadmap — it includes a neighborhood comparison worksheet to help you think through exactly this decision. Request yours here.

Kevin and Jennifer Hanley, REALTORS® | KW Atlantic Partners Southside The Hanley Home Team HanleyHomeTeam.com

Florida Property Tax Portability — The Hidden Benefit Jacksonville Downsizers Need to Know About

06 Monday Apr 2026

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This is probably the most underused benefit available to Florida homeowners who are thinking about moving. And honestly, it surprises even longtime Florida residents when we explain it.

It’s called property tax portability, and if you’ve built up a lot of Save Our Homes benefit in your current home, it could save you thousands of dollars a year in your new home.

What Is Property Tax Portability?

Remember how we talked about Florida’s Save Our Homes cap, which limits your assessed value increase to 3% per year? Over time, if you’ve been in your home for many years, the gap between your assessed value and your actual market value can be very large.

That gap is called your “benefit.” And Florida law allows you to take up to $500,000 of that benefit with you when you move to a new primary residence in Florida.

This is portability.

A Real Example

Let’s say your current home has a market value of $450,000 but thanks to Save Our Homes, your assessed value is only $280,000. Your benefit is $170,000.

When you buy a new home in Florida, you can apply that $170,000 benefit to reduce the assessed value of your new home. Instead of your $380,000 new home being assessed at $380,000, it might be assessed at $210,000 in the first year. That’s a massive property tax reduction.

How to Claim It

You apply for portability at the same time you file for your homestead exemption at the property appraiser’s office. The key requirements:

You must have had a homestead exemption on your previous home

You must apply for homestead exemption on your new Florida home

You must file by March 1 of the applicable tax year

The transfer must happen within 3 years of abandoning your previous homestead

Why This Matters for Downsizers Specifically

Many of our empty nester clients have been in their homes for 10 to 20 years. Their portability benefit is enormous. We’ve seen clients reduce their new home’s assessed value by $200,000 or more, resulting in property tax savings of $3,000 to $5,000 per year.

That changes the financial math of downsizing significantly. It means your new, smaller home may cost considerably less to own annually than you’d initially calculated based on current market values.

Want help estimating your portability benefit and what it means for your next move? Call (904) 515-2479 |

Download our free Right-Sizing Roadmap which includes a property tax portability estimator worksheet. Request yours here.

Kevin and Jennifer Hanley, REALTORS® | KW Atlantic Partners Southside The Hanley Home Team HanleyHomeTeam.com