Coming to west Jacksonville, FL
301 Villages
15,000 homes approved on about 7,000 acres, in the City of Jacksonville
Nothing is for sale here and no builder has been named, so this page is the public record rather than a brochure. Three things in it are worth your time. This land has been approved for 15,000 homes since 2010 and nothing has been built. The private water utility that has to serve it reported zero plant in service at the end of 2025. And the approval wraps the city's active landfill on three sides, with a covenant every future owner inherits.
- Area
- West Jacksonville, FL
- Approved
- 15,000 homes
- Acreage
- About 7,000
- Status
- Nothing built
At a glance
301 Villages fast facts
What the approval actually says, and what has not been released. Everything in the first column comes from the city's own recorded approval documents and public agency filings rather than from marketing, because there is no marketing yet.
- Area
- West Jacksonville, on US 301 south of I-10
- Jurisdiction
- City of Jacksonville, not Baldwin
- Developer
- BTI Partners, which builds no homes
- Approved for
- 15,000 homes on about 7,000 acres
- Approved at that count since
- 2010
- Built so far
- Nothing
- Water and sewer
- A private utility with no plant built
- Adjoining to the west
- The city's active landfill
- In a flood hazard area
- About three quarters of the tract sold
- School site required
- None
- Community district
- None exists yet
- Homebuilder
- None namedGet notified
- Pricing and floor plans
- Not releasedGet notified
- Model opening date
- Not announcedGet notified
Figures come from the city's recorded rezoning and conceptual master plan and the planning department's report on them, from the city's adopted water supply facilities work plan, from the utility's own annual report to the state commission, from federal and city flood mapping, and from the county property appraiser, all as of September 2026. Phasing is stated in the adopted plan and has not been met. Nothing here is a price, an offer, or a release date, because none has been published. All details are subject to change without notice.
Where it is
West of US 301 and south of Interstate 10, running down toward Normandy Boulevard, inside the City of Jacksonville. You will see the area described with a Baldwin postal address; the city limits are what decide your tax bill. Drive the area yourself before you commit to anything.
What a local would tell you
Nobody has built the water plant, and the company that has to build it is the one that sold the land
Start with the thing that decides whether any of this happens. Fifteen thousand homes need water and sewer, and the city utility is not providing them. That is not a rumour, it is visible in how the condition was written. The planning department's recommended language said centralised water and sewer shall be provided by the city utility. By the time the council adopted the condition it had been changed on the floor to a utility service system authorised by law. The agreement with the city utility was described in the same condition as tentative, and the commitment was written out of the binding text.
What is actually going to serve this land is a private water and wastewater utility regulated by the state commission, with a certificated service territory across three counties. And here is the structural fact a buyer should hold onto: that utility is a subsidiary of the company that sold the land, not of the developer building the community. The developer bought about 2,080 acres. The seller kept the rest of the approval and kept the utility.
Now the numbers, which are public because a regulated utility has to file them. In its own annual report for the year ended December 2025, filed in early 2026 after the land sale closed, that utility reported zero utility plant in service, zero net utility plant, and blank water and wastewater customer counts. It filed in the smallest revenue class the commission has. In the same year its engineering line went from roughly $674,000 to about $3.7 million. So a plant is genuinely being designed. Nothing whatsoever has been built.
And then the capacity arithmetic, which is the part almost nobody checks. The utility holds a water permit for 1.2 million gallons a day. The adopted master plan's own demand table projects about 4 million gallons a day of potable demand and roughly 6.5 million gallons a day of total water demand at buildout. The permitted supply covers roughly the first phase and no more. Everything after that needs a permit modification and more plant.
None of that is an accusation. Private utilities serve plenty of Florida communities perfectly well, their rates are set by the state commission rather than by the developer, and building one from zero is a normal, expensive, slow thing to do. But it is the gate. Until that plant exists, no house here can be occupied, and the entity that has to build it is not the entity that will be selling you a lot.
So ask five things in writing before you commit: whether a signed water and sewer service agreement exists and with whom; the utility's current published connection charges and monthly rates, which are on file with the state commission; whether the construction permits for the water and wastewater plants have been applied for or issued, and on what schedule; what has been filed to expand supply beyond the first phase; and what protects a lot buyer if the plant is not built on time.
Know when the water plant actually breaks ground
That, not a marketing announcement, is the signal that homes here are real. We will tell you when it happens.
The record
An active landfill on three sides, and a covenant every future owner inherits
This is not in any coverage of the project, and it is the most consequential disclosure attached to the land. The city planning department's own report on the rezoning states that the approval surrounds the Trail Ridge Landfill on three sides. Trail Ridge is the City of Jacksonville's active municipal solid waste landfill, on the property immediately west.
The approval deals with it in two ways. First, a physical separation: where the community abuts the landfill there is a 200-foot setback, made up of a 50-foot undisturbed buffer against the landfill boundary and a further 150 feet in which residential structures are prohibited. Large recreational uses, trails, playing fields and larger parks, are to be placed in that band, and site plans for any village abutting it get a compatibility review.
Second, and this is the part to read carefully, the approval requires covenants to be recorded against the land that both give notice of the landfill to successors and assigns and prohibit those successors and assigns from interfering with, filing any objections to, opposing, delaying or obstructing activities at the landfill, enforceable by the city and by the landfill operator. In plain terms, a future homeowner here would inherit a recorded waiver of the right to object to landfill operations or permits. That is a legitimate thing for a city to require when it allows housing next to essential infrastructure. It is also something you would want to know before, not after. We could not confirm from the public records whether those covenants were actually recorded, so ask for the recorded document and read it.
Set beside that, the timeline. The zoning this land carried before the 2021 rezoning already allowed the same 11,250 single-family and 3,750 multi-family units. The 2021 approval added flex industrial, hotel and medical square footage, changed the underlying land use category and imposed a master-plan requirement, but the residential entitlement barely moved. So this land has been approved for 15,000 homes for about sixteen years, and it has been sold at least twice in that time, and nothing has been built. The adopted phasing put 2,500 single-family and 1,000 multi-family homes in a first phase running 2022 through 2026. It is now September 2026 and no unit exists. Unused rights carry forward, so nothing has been forfeited. But the schedule in the adopted plan is a dead letter, and that is a dated, checkable fact rather than an opinion.
One more piece of structure that changes how you should read any announcement. The developer bought about 2,080 acres of a roughly 7,000-acre approval. The seller retained about 5,100 acres in the county, most of it zoned under this same approval, which means roughly two thirds of the 15,000-unit entitlement is still owned by the seller and can be developed or sold to anyone. The developer is one of at least two developers inside this approval, and is not the larger one. Any unit count attached to their name is a private allocation of a much bigger entitlement, not something the city approved for them specifically.
What to ask for that is not published: the recorded landfill covenant and its book and page; who is on file with the city as master developer of record; how many of the 15,000 units are allocated to this developer's acreage and by what instrument; whether a verification of substantial compliance has been applied for or issued; which of the six villages sits on their land; the names of any homebuilders under contract and their lot delivery dates; and the landfill's remaining permitted life, permitted height and any expansion applications.
The area
Three quarters of it is in a flood hazard area, and there is no hospital out here
Take the flood mapping first, because we computed this rather than reading it somewhere. Clipping the federal flood layer to the actual boundary of the tract that sold, and checking the result against the county's own acreage for that tract, about three quarters of it sits in a special flood hazard area today, almost all of that the one per cent annual chance zone with a determined base flood elevation, plus a smaller share of shallow sheet flow mapped at a two-foot depth. Read that in both directions. It is inland, not coastal storm surge, and the city's own review of the whole approval puts roughly 43 per cent of the full 7,000 acres in a flood hazard area, so the tract that sold is markedly wetter than the average because it contains the creek that runs through the property.
It is also pre-development mapping. Lots get filled and elevated, stormwater lakes get cut, and the city requires a finished floor at base flood elevation plus two feet of freeboard, with a federal map revision required before any fill goes into the flood hazard area. But three quarters is three quarters, and when lots are eventually released you should ask for your specific lot's flood zone, its base flood elevation and its finished floor elevation in writing. The mapping governing this land dates from 2013.
On healthcare the distinction matters more here than almost anywhere, so be precise. There is no hospital in west Duval County. Not one. Every acute-care hospital in the county is east of downtown. What exists on this side is a freestanding emergency department plus an outpatient centre, which is not a hospital and has no inpatient beds; a patient needing admission is transferred. The nearest acute-care hospital of any kind is in a different county on the same interstate corridor, and it carries a one-star overall rating in the federal hospital rating system, the lowest band. The approval does entitle up to 375,000 square feet of hospital and medical office on site, phased across the first three phases. That is an entitlement, no operator has been named, and nobody should buy here on the assumption a hospital arrives.
On schools, the city's own record quotes the school district directly: the approval is projected to generate 3,750 students into one elementary school and one combined middle and senior high campus. The district earned an A for 2024-25. We could not verify current enrolment or permanent capacity at either school, so treat the capacity question as open. And note the absence, because it is unusual: the approval requires a three-acre site to be made available for a fire and rescue station, but contains no school-site dedication, reservation or conveyance condition anywhere. For a 15,000-unit approval expected to produce 3,750 students, that is worth asking about.
On roads, the good news is real and finished. The interstate interchange at the highway serving this site was completed in early 2023 after a seven-year build: about 1.9 miles of roadway, four bridges demolished and five built over an active rail yard, and the interstate itself reconstructed to accommodate future eight-lane capacity. Against that, be careful with what the approval contemplates but nobody has funded. It allows up to seven access points on the highway plus one on the boulevard, two potential connections west into the adjoining county, and what it calls a potential interchange or limited access connection to the interstate. That last one is entirely conceptual, not funded and not programmed. We could not verify the state's current five-year work program for this corridor, so we are not asserting any programmed project. A mobility fee applies and is collected; we could not verify the current per-unit rate and will not guess one.
One clean positive, verified and worth stating plainly. This land is outside every mapped military noise zone, accident potential zone and notice zone. In a county with this much naval aviation that is not a given, and it means no military airport notice acknowledgement is triggered on a deed here. Do not overstate it, though: the parcel does sit inside a civil airport height and hazard surface tier, which is a structure-height review designation rather than a noise zone, and at that distance it would not constrain an ordinary house.
On insurance, the state regulator's most recent figures put the average Duval County homeowners premium at about $2,786 including wind, measured in March 2026. That is a countywide average blending old urban housing stock with brand-new construction built to current code, so treat it as context rather than as a quote for a home here, and get a bindable quote on the specific address before your financing contingency expires.
Finally, supply, because the honest framing is not the one you will see. The biggest competing supply is inside the same approval: roughly two thirds of the 15,000 units sit on land the seller kept. Add a separate 478-home approval and a 195-townhouse approval nearby, both on the public record, and the real question is not whether the market can absorb one developer's phase. It is whether a submarket that today is pine plantation, silviculture, scattered rural housing and a landfill, with no hospital, no municipal water and one combined middle and senior high school, absorbs five figures of housing on any timeline a buyer can plan around. Buy here for the land and the long view, not for a delivery date.
What you need to know
Buying new construction with someone on your side
When homes here are eventually released, the person at the sales desk will work for the builder. You can have a Florida agent on your side instead, touring with you, reading the contract line by line, and pushing for every incentive, upgrade and closing-cost credit on offer. It costs you nothing: on new construction the builder already budgets your agent's fee whether you bring one or not. The catch is timing. You usually need your own agent from the very first visit, or the builder will not recognise them and you lose it. That is exactly why an interest list is worth joining before a community opens rather than after.
On the developer's record, fairly and in both directions. BTI Partners is a land developer with a sixty-year operating history that buys land for cash, entitles it, builds the horizontal infrastructure and sells finished lots to national homebuilders. They have a dozen completed Florida projects and real builder relationships. Their own published framing is that they operate with a ten to fifteen year view. That is not a criticism, it is their stated model, and it is the single most useful thing a buyer can know about a page like this one.
The benchmark that matters is their more advanced northeast Florida project one county south, bought in 2022, in a county where utilities already exist. As of early 2026 that project had no building permits, no named homebuilder and no homes selling, against a public statement in 2023 that first homes were expected in 2026. 301 Villages sits behind that project and needs a water and wastewater plant built from nothing first. We found no documented regulatory action or litigation in public search, but we did not have access to court or agency enforcement dockets, so read that as an absence of found evidence rather than as a clean record.
When homes are eventually offered, the rest is the same as anywhere and it is not complicated: hire your own independent inspector at pre-drywall, again at final walkthrough, and once more before the one-year warranty expires. Read the limited warranty booklet before you sign rather than after. And read what the purchase agreement says about completion timing, price changes before closing, and dispute resolution.
Subdiview is not affiliated with, endorsed by, or sponsored by BTI Partners, any homebuilder, any developer of 301 Villages, the City of Jacksonville, or Duval County. The developer is identified here because it is a developer of this community, which is a statement of fact and not a representation of any relationship. Community names and marks are the property of their respective owners and are used for identification only. Subdiview is operated by a real estate broker licensed in Illinois. We are not your agent, we do not represent you, and we perform no real estate brokerage services in this state. No one at Subdiview is licensed in this state. If you join an interest list, your information is referred to a real estate professional licensed in the state where the property is located, who will contact you directly. We are compensated by that professional's brokerage, not by you. Pricing, plans, inventory, district, tax and approval details on this page carry the dates shown, are as published, proposed or reported rather than committed, and are subject to change without notice.
Questions and answers
301 Villages FAQ
What is 301 Villages?
It is a very large approved but entirely unbuilt master plan on US 301 in west Jacksonville. About 7,000 acres were rezoned in December 2021 to a planned unit development approving 11,250 single-family homes and 3,750 multi-family units, so 15,000 units in all, together with commercial, office, flex industrial, hotel and medical square footage, arranged as six villages. BTI Partners bought roughly 2,080 of those acres in early 2026. They are a land developer rather than a homebuilder: their business is entitling land, building the roads and utilities, and selling finished lots to homebuilders. No homebuilder has been named here, no lot exists, and nothing is for sale.
Is this in Baldwin, or in Jacksonville?
Jacksonville, and this matters for your tax bill. You will see this land reported with a Baldwin dateline and once even with a Clay County one. Both are wrong. The postal code covering it is the Baldwin and Maxville one, and that postal code covers a large area of west Duval County that is legally inside the consolidated City of Jacksonville. Three independent records agree: the city's own parcel layer leaves the municipality field blank on this land while every Town of Baldwin parcel carries a Baldwin code, the federal flood mapping's jurisdiction layer returns the City of Jacksonville and nothing else, and the rezoning itself places the property in a numbered city council district. Zero acres are in the Town of Baldwin.
Has it really been approved since 2010?
Yes, and at the same residential count. The zoning this land carried before the 2021 rezoning already allowed 11,250 single-family lots and 3,750 multi-family units. What 2021 added was flex industrial, hotel rooms and medical square footage, a change of the underlying land use category, and a requirement that a long-term conceptual master plan be approved before any development review could even be submitted. The residential entitlement itself barely moved. So the honest way to describe this land is that it has been approved for 15,000 homes for about sixteen years and nothing has been built on it. The adopted phasing schedule called for 2,500 single-family and 1,000 multi-family homes in a first phase running 2022 through 2026. It is now September 2026 and no unit exists. Unused rights carry forward so nothing is lost, but that schedule is a dead letter.
Where does the water come from?
Not from the city utility, and this is the most important unanswered question here. The planning department's recommended condition said centralised water and sewer would be provided by the city utility. By the time the council adopted it, that had been changed on the floor to a utility service system authorised by law. What that means in practice is a private, state-regulated water and wastewater utility, and the significant part is who owns it: it is a subsidiary of the company that sold the land, not of the developer building the community. Its own annual report to the state commission for the year ended December 2025, filed after the sale closed, reports zero utility plant in service, zero net utility plant, and blank customer counts. Its engineering spend more than quintupled in that year, so a plant is being designed. None is built. And the water permit it holds is 1.2 million gallons a day against a master plan projecting about 4 million gallons a day of potable demand at buildout. Ask for the service agreement, the published rate schedule, and the construction permits.
What is next to it?
On the west, the city's active municipal landfill, and the approval wraps around it on three sides. The city's own planning report says so in those terms. Where the community abuts the landfill there is a 200-foot setback, made up of a 50-foot undisturbed buffer and another 150 feet in which no home may be built, and large recreational uses such as trails and playing fields are to be placed in that band. There is also a requirement that covenants be recorded which both disclose the landfill to all future owners and prohibit those owners from objecting to, opposing, delaying or obstructing landfill operations, enforceable by the city and by the landfill operator. In plain terms, a future homeowner here inherits a recorded waiver of the right to complain about the landfill. We could not confirm from the public records whether those covenants were in fact recorded, so ask for the recorded document and read it before you sign anything.
Will there be a community district assessment?
Probably, but none exists today and we will not invent a number. The approval expressly permits community development districts and the developer has said publicly that they finance improvements through such districts on a modest basis. No district has been established over this land as of September 2026, so there is no adopted budget and no assessment schedule to quote. When one is petitioned, that filing will state the acreage and the proposed assessment, and that is the document to ask for. Do not assume the answer is that there will be none.
Be first in line
Get on the 301 Villages interest list
We will send you what gets released as it gets released: the first homebuilder named, the first village to file, pricing and floor plans, the lot map and homesite premiums, the community district assessment once one exists, the utility's approved rate schedule, and the model opening date. And we will connect you with a real estate professional licensed in Florida who represents you rather than the seller, and who can register you before your first visit.
It costs nothing, creates no brokerage relationship by itself, and does not obligate you to anything.