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Francis Pointe, Jacksonville, Florida

Eighty-eight fee-simple townhome lots on the northwest corner of Edgewood Avenue West and Cleveland Road, in the Magnolia Gardens area of northwest Jacksonville. This one is unusually far along for a community nobody can buy into yet: the final plat has recorded, the county has cut all 88 lots as separate parcels and assigned them addresses, and the streets are built, with a cul-de-sac, driveway stubs and two finished stormwater ponds. What does not exist yet is a homebuilder of record, a price, a plan, a home size, dues or an opening date.

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At a glance

Homes planned

88 fee-simple townhome lots

Common areas

Seven common tracts, A through G

Streets

Two, Windham Way and Francis Creek Lane

Where

Magnolia Gardens, northwest Jacksonville, Duval County

ZIP code

32209

Corner

Northwest corner of Edgewood Avenue West and Cleveland Road

Final plat

Recorded in the winter of 2026

County tax roll

All 88 lots cut as separate parcels

Street addresses

Assigned to the lots by the county

Land developer

Forestar, applicant of record

Land ownership

Every lot and tract still held by the developer

Drainage permit

Issued and in its compliance phase

Site work

Roads, cul-de-sac, two ponds and driveway stubs in

Buildings

None, no home has been started

Special flood hazard area

Mapped entirely outside

School district

Duval County Public Schools

Homebuilder

Not yet of public record Get notified

Pricing

Not yet released Get notified

Floor plans

Not yet released Get notified

Home sizes

Not yet released Get notified

Homeowners association dues

Not yet released Get notified

Community development district

Not released or confirmed Get notified

Assigned schools

Not yet established Get notified

Sales office

Not yet announced Get notified

Model home

Not yet announced Get notified

Opening date

Not yet announced Get notified

Details here are compiled from public records read in the autumn of 2026 and are targets, not commitments. Pricing, plans, home sizes, dues and timing have not been released and are subject to change.

What is actually here

Two streets, 88 townhome lots, seven common tracts. Windham Way carries the bulk of the lots around a loop ending in a cul-de-sac bulb at the west end, and Francis Creek Lane carries the rest, at the compact footprints an attached townhome implies: narrow frontages, shared walls, small yards, a driveway apiece. The common tracts hold the two ponds, the open space and the landscaped frontage.

Fee simple is the structure to understand, and it is the good news. An owner holds the ground and the structure on it and the association holds the common tracts. This is not a condominium, which changes financing, insurance and resale.

The product type is the only thing about the homes themselves that is on record: the state drainage permit is filed under a townhome project name and the lot geometry agrees. No plan, elevation, square footage or bedroom count exists in any public record, and this page will not guess.

Forestar (USA) Real Estate Group is the land developer. It owns all 88 lots and all seven tracts on the county roll, not one has been conveyed away, and it is the applicant of record on the issued state drainage permit. What matters for a buyer is what that role is not: a land developer builds streets, drainage and lots, then sells finished lots to homebuilders, and does not build houses. No homebuilder has been named for these lots in any public record we can reach, so the most important fact about your future home, who builds it, is still open.

Subdiview is not affiliated with, endorsed by, or sponsored by Forestar (USA) Real Estate Group. Forestar and its community names are trademarks of their respective owners and are used here for identification only. All community information is compiled from public records and is subject to change.

The streets are already in the ground

Most communities written about this early are paper: a rezoning, a drainage permit and a long wait on a field. This one is several steps past that.

The final plat recorded with the county in the winter of 2026. Recording a plat turns one property into numbered lots: it fixes the lot lines, dedicates the streets and easements, and creates the legal descriptions a deed, a mortgage and a title policy attach to. The tax roll has followed, which is the part that often lags for months: all 88 lots are cut as separate taxable parcels under the subdivision name, and the county has assigned them addresses, usually one of the last steps before building permits start.

Then the dirt. Aerial imagery from the winter of 2026 over this exact property shows the tract fully cleared, a finished paved and curbed road loop with a cul-de-sac bulb at the west end, curb cuts and driveway stubs along both sides, two excavated ponds, graded pads and stockpiled material, and zero buildings. The roll agrees: no building recorded, no year built anywhere, every lot awaiting appraisal.

That is a useful position for a buyer. The slow, expensive part of a subdivision is behind it, and the state drainage permit is issued and in its compliance phase rather than pending. What remains starts when a homebuilder takes down lots. One honest caveat: Jacksonville's building permit system is not readable from outside, so we cannot tell you whether a vertical permit has been applied for.

Windham Way, Francis Creek Lane and how to find this place

Both street names were created by this plat, which makes them the most precise way to look this community up: a search on either returns this project and nothing else, with no older neighbourhood's resales mixed in. Edgewood Avenue West and Cleveland Road are existing roads, so searching those shows the area, not the community.

The names do not agree everywhere yet, which is normal for streets this new. The county appraiser's roll is authoritative and carries Windham Way and Francis Creek Lane. One lot is carried there with Francis Creek spelled as a road rather than a lane, a clerical inconsistency in a single record and not a third street, and at least one popular mapping dataset draws the main loop as Windham Lane. If a navigation app disagrees with the street sign, the sign and the roll are right.

Magnolia Gardens, the Westside and the commute

This is northwest Jacksonville, inside the consolidated city, in the stretch of older neighbourhoods strung along Edgewood Avenue West and Cleveland Road. Magnolia Gardens is a settled mid-century area of modest single-family houses on generous lots, mature live oaks and pines, small churches, corner stores and wide arterial roads. It is not a master-planned district and does not pretend to be. What it is, honestly, is close in and cheap to reach everything from, which is why new attached product gets built here.

Access is the strongest practical argument for this corner. Downtown Jacksonville is only a few miles southeast, close enough that a downtown job is a short run rather than a commute you plan your life around, and the interchange where Interstate 10 meets Interstate 95 sits a similar distance away: Interstate 10 west toward Baldwin, Interstate 95 north toward the airport and south toward the Southside. The west leg of Interstate 295 is a short drive southwest, and the airport is under half an hour northeast.

Day-to-day shopping is better here than people expect from the address. A neighbourhood retail strip anchored by a large-format store sits immediately south across Edgewood Avenue West, so groceries and the weekly errands do not require getting on a highway. Beyond that the Edgewood corridor carries the usual pharmacies, quick-service food, fuel and services, with heavier retail east toward the river. This is a drive-for-things part of town, but the drives are short.

The nearby attraction worth naming is the Jacksonville Zoo and Gardens, a few miles northeast on the Trout River, one of the better family destinations in north Florida and close enough to be a Saturday morning rather than an expedition. The St. Johns River, the downtown riverfront, the sports and entertainment district and the museums are the same short reach southeast, and the Atlantic beaches are a day out east.

Who it suits, plainly: someone working downtown, at the port, at the airport and the logistics corridor north of here, in the downtown medical cluster, or anywhere a highway reaches quickly, and who would rather spend less to be close in than more to be far out. Anyone working at the Beaches or deep on the Southside should be honest about the cross-town drive.

The cost stack, and the question to ask first

Start with the open question, because it is the biggest unpriced line in a Florida new-construction purchase. Whether a community development district levies an annual assessment on these lots has not been released or confirmed. We could not read the authoritative county list of the bodies that levy non-ad-valorem charges, so we are not telling you there is a district here and we are expressly not telling you there is none. Duval County has active districts elsewhere. Put it in writing as your first question.

A district is a Florida special-purpose government that borrows to build a community's roads and drainage and repays the bonds through an annual assessment on every home inside it, collected on the tax bill. It does not replace a homeowners association, so where one exists you pay both, and the charge routinely runs well over a thousand dollars a year for decades without appearing in a sale price.

On property taxes, the number you want does not exist yet, and the public record will mislead you if you reach for it. Assessed, just and taxable values read zero on both the current certified roll and the roll in progress for every parcel here, because the lots were created in early 2026 and nothing stands on them. That zero is the absence of a house, not a bargain, and we will not print it as an estimate. Your bill will be calculated on the finished home, and the first full tax year on new construction typically jumps hard. The homestead exemption and the Save Our Homes cap do not travel with the house; they begin after you own and occupy it and file. One structural advantage: Jacksonville is consolidated, so the levy is a single layer rather than two.

Then dues. The seven common tracts are still owned by the land developer and are normally conveyed to an owners association once homes sell. No association name, budget or dues figure exists yet. When the declaration and first budget appear, read the reserve schedule first: on attached product, roofs and exterior paint drive special assessments a decade in.

Flood, drainage and the two ponds

This is the cleanest fact on the page, and in Florida it is worth real money. The property is mapped entirely outside the special flood hazard area. Federal flood mapping across the whole project returns only minimal-hazard mapping, with no base flood elevation applying, so a federally backed mortgage here would not carry a mandatory flood insurance requirement. You cannot say that about a great many Jacksonville addresses.

Two things to keep straight. The two ponds are the subdivision's permitted stormwater system, built to hold and meter what the new streets and roofs shed: drainage infrastructure, not an indicator of flood risk. And a hazard map speaks to the one percent annual chance flood, not to rainfall that exceeds what a drainage system can carry, and maps get revised. Ask for the written flood determination for your own lot anyway.

What owning a townhome here means

Most of the differences between a townhome and a detached house live in the paperwork. Expect the association to carry what is shared: the ponds, the common landscaping, the entry and the open tracts, and on most townhome products the front yards and often the roof and exterior too. That is why dues run higher here and why your own maintenance list is short, which for many buyers is the point.

Party walls are the adjustment people underestimate. Ask whether the walls between units are built to a rated assembly and whether there is a sound rating, because builders vary and it rarely appears in a brochure, and ask who repairs and insures a shared wall. Ask about parking too. And walk the site plan rather than only a model: an end unit, an interior unit, a unit on the cul-de-sac bulb and a unit backing onto water are four different purchases at similar prices.

Insurance, closing costs and incentives

Insurance moves a Florida monthly payment more than anything else, and new construction is a real advantage. Windstorm is the dominant cost driver on the First Coast, and a home built to the current Florida building code, with documented roof-deck attachment, roof shape and opening protection, is what a wind mitigation inspection credits, which prices well below an older house nearby with an aging roof. Being outside the special flood hazard area adds to it: flood coverage is optional rather than a lender requirement.

Attached product usually splits coverage between a master association policy over the shell and a narrower owner's policy, which lands an owner's premium below a detached house of the same size. Which split applies here is not knowable until the declaration is recorded, so get a bound quote on the plan and lot.

Closing costs and incentives are where the real negotiation sits on new construction. Builders rarely cut a published base price, because a recorded lower sale damages the comparables for every other home in the community; instead they pay closing costs, buy down a rate or add options, and early on they are often more generous. The catch is usually the lender, since the largest incentives are commonly conditioned on financing through the builder's own mortgage affiliate. Price it both ways.

Schools

Duval County Public Schools serves the entire consolidated city, so the district is certain. It also runs one of the larger magnet and school-choice programmes in the state, which in this part of Jacksonville often matters more than the assigned zone, and for that the application calendar matters more than the address.

The individual assigned schools are a different matter and this page will not name them. Assignment runs off a street address, these addresses were created this year, and the district assigns and re-draws zones for new addresses, so anyone quoting you a school for a specific lot here is guessing. Once a homesite has a confirmed address, run it through the district's own locator, and if a specific school is why you are buying, make it a written condition.

The honest tradeoffs

In its favour: the plat is recorded, so the lot lines and the legal structure are settled rather than pending, a better position than buying into a community whose plat is still an application. The streets, the cul-de-sac, the driveway stubs and both ponds are built, the flood mapping is clean and the lots have addresses. Build-out will be short, because 88 homes on two streets gets delivered in a continuous run, so the construction noise has an end date.

Against it, just as plainly: there is no homebuilder of record, so nobody can tell you who will build your home, how big it will be or what it will cost. Eighty-eight townhomes cannot support real amenities, so expect no clubhouse, pool, gym or trail network. Density is the trade you make for the price, and a small association runs thin reserves. Resale comparables will be thin early, since the surrounding neighbourhood is older detached housing that will not comp a new townhome cleanly. And this is an established part of town rather than a new district, so the surroundings are what they are today rather than a rendering.

Buying new construction here, with someone on your side

There is no sales office here and no model home, so your first interaction with any builder will be a registration rather than a visit: a form, an enquiry, a name on a list. That is where the representation question quietly gets decided, and most buyers do not realise it until it is too late to change.

The person at the desk in a builder's sales centre works for the builder. They are usually helpful, and they are also paid by and accountable to the party on the other side of your contract. That is what the job is, and it means the only person reading the contract on your behalf is whoever you brought with you.

Your own representation generally costs a buyer nothing extra, because builders budget for a buyer's agent whether or not you bring one. Where people lose it is timing: most builders will only recognise your agent if that agent is named at your very first registration. Walk in alone, put your details on the sheet, and you may have given away the right to be represented for the rest of the transaction. Arrange it before a sales office opens, which here means now.

A pre-construction contract is not a resale contract, and the negotiating room sits elsewhere: the deposit structure and when deposits go hard, what the builder may substitute, what happens if completion slips, whether the price is locked against cost escalation, what the warranty covers, and whether your own inspector may come at frame stage and before closing. Here, add the district assessment, the dues, your lot's position and the flood determination.

What is still genuinely unknown

Not released: a homebuilder, pricing, floor plans, home sizes, bedroom counts, elevations, dues, the amenity arrangement if there is one, a sales office, a model home and an opening date. Not confirmed: whether a community development district or any other non-ad-valorem assessment levies here, the assigned schools, the total platted acreage, how insurance will be split between a master policy and an owner's, and whether any local vertical permit has been applied for. For-sale ownership is strongly indicated by 88 separate fee-simple lots and nothing on record points to rental, but that settles when lots convey.

Most of these answers arrive together, in a single week, when a builder takes down lots and goes to market. That is the moment a list is for.

Other names this goes by

The community is recorded with the county and carried on the tax roll as Francis Pointe, and the state drainage permit names it Francis Pointe Townhomes, which is where the product type comes from. You will also see Francis Pointe Jacksonville and Francis Pointe Duval County. Because the street names are new, the spellings have not settled everywhere: Windham Way, Windham Lane, Francis Creek Lane and Francis Creek Road all point at this same community, and the county roll's Windham Way and Francis Creek Lane are the correct forms. The subdivision name or either street name will find it faster than an address will.

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