Coming soon in Intracoastal West
Luxe202, Jacksonville, Florida
Forty-eight three-story townhomes are coming to a pocket of ground in Jacksonville's Intracoastal West, north of J. Turner Butler Boulevard on the western side of Hodges Boulevard. Mattamy Homes is the builder. The subdivision is recorded, the site work permit is issued, the streets are cut and surfaced, and four floor plans are published by name. What has not happened yet is pricing. This page sets out what the record establishes and what to have answered before you sign anything here.
What is settled, and what is not
Four things are settled in the public record. The land carries planned unit development zoning adopted by the city council, part of a larger mixed-use entitlement over the northwest quadrant of the J. Turner Butler and Hodges intersection. A final subdivision plat was recorded with the county in spring 2026, the legal moment raw ground becomes individual, surveyed, saleable homesites. The regional water management district has issued an environmental resource permit of the type that authorizes construction, with the builder named as applicant. And that work is largely done: county aerial imagery flown in summer 2026 shows the street grid built and every pad graded, with no houses on them.
Four more are released by the builder and can be treated as published facts. The community is a curated collection of forty-eight townhomes, three stories, with four floor plans named Cove, Dune, Palm and Reef, in both rear-loaded and front-loaded designs.
What is not settled is price. No figure has been posted for any plan. There is no model home and no finished inventory. A sales gallery is targeted to open on site in November 2026, which like every builder timeline is a target rather than a commitment. The association budget and monthly fee have not been set out either, the most consequential open question here.
The floor plans that have been published
All four are three-story attached townhomes with a two-car garage. Cove is about 2,065 square feet with four bedrooms, three full baths and a half bath. Dune is about 2,121 square feet, also four bedrooms with three full baths and a half bath. Palm is about 2,306 square feet with three bedrooms, two full baths and two half baths. Reef is about 2,300 square feet, also three bedrooms with two full baths and two half baths.
Read that pattern rather than the square footage. The two larger plans have fewer bedrooms and more half baths, the signature of a layout where the ground floor is given to garage, entry and a flexible room with a powder room rather than a full bedroom suite. The two smaller plans trade that space for a fourth bedroom and a full bath. If you are buying for a parent, a guest suite or a home office, that matters more than the footage.
The name, and the other names
This community answers to several names depending on the record. The builder markets it as Luxe202, one word, and that is the name used here because it is what buyers will type. The recorded plat and the county tax roll call it Luxe 202 Townhomes, with a space. The permitting record for the site work uses a different project name entirely, inherited from the larger tract this pocket was carved out of, which is why the marketed name finds nothing in permit records.
One more wrinkle. The county tax roll carries a single record that misspells one of the five streets, writing Gary Tarpon Way where every other source, including the county's own street mapping, says Gray Tarpon Way. If you look an address up and the search comes back empty, try the other spelling.
Where it sits, and how you get around
The five streets are Penshell Drive, Abalone Court, Laysan Way, Gray Tarpon Way and Blue Sailfish Court, a compact loop reached from Glen Kernan Parkway, which connects east to Hodges Boulevard. The community does not front Hodges directly, a quieter arrangement than the address suggests.
The location is the strongest thing about this property and deserves specifics. Mayo Clinic's Florida campus is roughly two miles east as the crow flies, the University of North Florida about two and a half miles west, and the St. Johns Town Center about three and a half miles west along JTB. Ponte Vedra Beach and the Jacksonville Beach pier are each about five miles away, downtown Jacksonville about twelve miles northwest and the international airport around twenty-one miles north. Those are straight-line distances; road miles run longer.
JTB is the spine of this part of the city, running west to Interstate 295 and the Southside office corridor and east to the beaches. Half a mile from an interchange means both directions are quick outside peak hours. If one of you works at Mayo or on the Southside and the other wants the beach at weekends, this is close to the ideal compromise address in Jacksonville, which is reflected in what land costs here. The other side of it: this close to an expressway you buy the convenience and the traffic noise together. Stand on the ground at rush hour first.
Who the neighbors are
This is the context a buyer most needs and is least likely to be told. Luxe202 occupies the northern corner of a larger mixed-use tract that has been developing for several years. Immediately west and south, sharing a boundary and a master drainage system, sits a completed and occupied apartment community built out over the last two years around a long lake. To the east, between here and Hodges Boulevard, is a retail and hotel node still filling in.
None of that makes Luxe202 anything other than what it is: a for-sale community of individually owned townhomes with its own recorded plat and its own homeowners association. But the two sit close enough that they will be confused, and the practical consequences are real: shared drainage infrastructure, a shared approach road, and a neighboring population with a different tenure and turnover rate. Walk both before you decide.
Beyond the immediate tract the setting changes quickly. West and north are established single-family neighborhoods that grew up around the golf course and the parkway in the nineteen-nineties, with mature trees and large lots. New attached product dropped between apartments and older detached neighborhoods is increasingly how infill happens here.
Schools
The community falls within Duval County Public Schools. We deliberately do not name individual schools or quote ratings. Attendance boundaries for a subdivision recorded this year are not settled, the district adjusts them as capacity shifts, and it also runs choice and magnet programs that mean the assigned school is not always the school a family attends. If assignment matters, confirm it directly with the district once addresses are active.
Flood, storm risk and insurance
The site is mapped outside the special flood hazard area. Two independent sources agree: the federal flood mapping returns a minimal-hazard classification here, and the county's own parcel record says the same on every homesite. In practice a federally backed lender will not require flood insurance as a condition of the loan. That is not the same as saying it cannot flood, and in this part of Jacksonville the honest risk is rainfall and local drainage rather than storm surge. The community also sits in the county's lowest-risk hurricane evacuation tier.
On insurance, three mechanics matter more than any premium quoted today. A home built to the current Florida code earns the strongest wind mitigation credits available, and on a new roof those credits are the biggest single lever on a Florida premium. Attached townhomes under a homeowners association are not the same as a condominium: in most such communities the owner insures the structure of their own home and the association insures only common areas, so do not assume a master policy covers your building until you have read the insurance article of the recorded declaration. And being outside the mapped special flood hazard area usually makes an optional flood policy inexpensive, which is worth pricing anyway.
Property taxes and assessments
Jacksonville is a consolidated city and county, so the bill combines the city, the county school board and the other taxing authorities rather than splitting across separate levies. We are not quoting a millage rate here: the highest-ranking appraiser-looking website for this county is a privately operated service that is not the appraiser's office. Get the current rate from the county property appraiser and the tax collector instead.
The mechanic that surprises buyers is timing. Florida assesses improvements as of the first of January each year, and every homesite here currently sits on the roll as land awaiting appraisal with no building value. A buyer closing on a newly completed townhome will often get a first tax bill calculated close to land value alone, followed by a much larger one the next year once the finished home is on the roll. Budget for the second bill. Homestead exemption and the assessment cap begin only from the first January you own and occupy the home.
On special districts: as of October 2026 no community development district is on record covering this land. That comes from the city's own ordinance record of district creations and boundary amendments, not from a tax code, which cannot detect one because a district assessment is non-ad-valorem. Districts can be created later, so confirm again at contract. Separately, every residential property in Jacksonville carries two citywide non-ad-valorem charges on the tax bill: a small flat solid waste fee and a stormwater fee calculated on impervious area. Neither is large and neither is a district assessment.
The question nobody is answering: who owns the streets
The builder's own published answer to what the association fee will be and what it covers is that neither has been released yet. But the recorded plat already answers half the question, and it is the expensive half.
The plat does not dedicate the interior streets to the city. It creates them as private rights of way and places them, with the two other common tracts, in the hands of the homeowners association. In plain terms: the five streets all forty-eight homes front are owned, insured, maintained and eventually resurfaced by the association, not by the City of Jacksonville. That work is expensive, and the cost is spread across forty-eight doors rather than across a city. A small association carrying private streets needs a serious reserve, and whether one is being funded is the biggest single unknown in the eventual monthly fee.
Second, there is no stormwater pond inside this plat. The common area is the private streets plus two modest tracts, and drainage runs through the master permit covering the wider tract, shared with the adjoining property. A normal arrangement, but it means a cost-sharing relationship with a neighboring owner, and you want those terms in writing.
Third, and administrative: the association was incorporated with the state at the end of 2025 and has not yet filed its first annual report, an ordinary early-stage position for a builder-controlled association that has not conveyed a single home. It is routine and routinely cured. It should simply be current by the time anybody signs, so it belongs on your checklist rather than your worry list.
So: four documents to ask for before you sign. The recorded declaration of covenants in full, including the insurance and maintenance articles, so you know which parts of the building you insure and which the association does. The first adopted budget with the reserve schedule shown separately. Written confirmation the association is in good standing with the state as of your contract date. And the written terms of the shared stormwater arrangement with the adjoining property. A buyer's agent who knows this market asks for all four as routine.
Three stories, shared walls: the real tradeoffs
A three-story attached townhome is a specific product with specific consequences, and it is better to be clear-eyed about them than to discover them later.
Start with the stairs. The garage and entry occupy the ground floor, the main living space sits on the middle floor and the bedrooms on top. Groceries go up a flight, laundry usually lives two floors from the kitchen, and the living space is a floor above the street. For a professional couple or a lock-and-leave second home that layout is genuinely good. For a household with mobility concerns, a stroller, or a plan to stay put for decades, it is a real constraint.
Then the shared walls. Attached construction in Florida uses fire-rated party wall assemblies, and sound performance varies a great deal between builders and between plans in one community. Ask what the assembly is, whether it is double-stud or single-stud, and whether an end unit is available if sound matters. End units carry a premium for exactly that reason.
Financing and resale behave differently too. A lender or appraiser will sometimes look harder at an attached home in an association with private streets, particularly at how many units are owner-occupied rather than leased. One more reason to read the declaration's rental provisions rather than assume them.
Against all that, the case for the product here is strong and mostly about land. This is an expensive, closely held part of Jacksonville where detached new construction on a conventional lot is scarce and costly. An attached townhome is how a buyer gets a brand new home, under current code, with a new roof and a builder warranty, in a location detached new construction cannot reach at a comparable number.
What has not been released
Plainly, so there is no ambiguity. No price has been posted for any of the four plans. No association fee, budget or reserve schedule has been set out. No model home is open and there is no finished inventory. Interior finish specifications, the structural option list and the exterior elevations have not been detailed. No community amenity has been described beyond the location itself. And while a sales gallery is targeted to open on site in November 2026, targets move.
Those are genuine unknowns rather than omissions, and the facts that change first and fastest. Get pricing and the rest of it from us as it is confirmed, rather than finding out after the first release has already been spoken for.
How to buy Luxe202 without leaving money on the table
This is the part that saves people the most money and the part almost nobody understands before their first new-construction purchase. Read it even if you read nothing else here.
The person at the desk in the sales gallery works for the builder. They may be excellent and entirely straight with you, and they still do not represent you. Their job is to sell the builder's homes on the builder's terms, and the contract they hand you was drafted by the builder's lawyers. You can have a licensed Florida agent on your side instead: touring with you, reading that contract line by line, and pushing for every incentive, upgrade allowance and closing-cost credit the builder will give. In a community that has not released pricing, that representation is worth more, not less, because the terms are still being written.
Here is the part people do not believe until they check it. It costs you nothing. On new construction the builder has already budgeted the buyer-side agent's fee whether you bring an agent or not. Walking in alone does not reduce the price of the house by that amount. It means nobody is spending that budget on your behalf.
There is one catch, and it is why this sits here rather than at the bottom of the page. You generally need your own agent with you from the very first visit, and registered at that visit. Most builders require the agent to accompany the buyer on the initial registration, and if you tour alone first many will refuse to recognize an agent brought in afterwards. The representation is then gone for that community. Decide before you walk in.
Questions worth asking
Keep this list and use it when pricing is released. What is the base price of each plan, and what is the lot premium range across the forty-eight homesites? Which plans are available on which streets, and are any end units offered? What is the projected monthly association fee, what does it include, and what reserve is being funded for resurfacing the private streets? Who controls the association now, and when does control turn over to the homeowners? What is the party wall assembly, and what will the builder say about sound between units? What are the declaration's rental provisions, and is there a cap on leasing? How much of my deposit is held in escrow, and when does it stop being refundable? Is there a price escalation clause, and what is the cap? What warranty is included and how are defect claims resolved? And may I bring my own independent inspector, including before drywall goes up?
That last one is the question buyers forget and the one that most reliably pays for itself. Once the walls close, the framing, the rough-in and the party wall assembly are invisible for the life of the home, and builders vary widely in how readily they allow an independent pre-drywall inspection. Establish it before you sign.
The honest tradeoffs
The arguments in favor are concrete. The location is among the better compromise addresses in Jacksonville, close to Mayo Clinic, the university, the Town Center and the beaches without being committed to any one of them. The approvals are real rather than aspirational: recorded plat, issued construction permit, streets already built. The site is mapped outside the special flood hazard area and sits in the county's lowest hurricane evacuation tier. No community development district assessment is on record, a genuine cost advantage over a long hold. And a new home under current code carries an insurance and maintenance profile no resale here can match.
The arguments against deserve the same weight. There is no price yet, so nobody can tell you whether this will be good value. Forty-eight doors is a small association carrying private streets, concentrating a real future cost on a small group of owners. The three-story layout is a genuine constraint for some households. The immediate neighbors are a completed apartment community and a still-filling retail node rather than a quiet established street. There is no pond, no amenity center and no pool identified inside this plat, and none should be assumed. And attached homes here have a thinner comparable pool than detached ones, which can complicate appraisals and resale timing.
Get your inside track on Luxe202
Tell us what you are looking for and we will come back to you when pricing is released, when the sales gallery opens, and when homesites here become available to reserve. We will also connect you with a licensed Florida agent who can represent you from the first visit, so the builder's incentive budget gets spent on your side of the table. No cost, and you can leave at any time.
How this works, and who we are
Subdiview is a research and referral service. We are licensed in Illinois, not in Florida, and we are not affiliated with Mattamy Homes, with the homeowners association for this community, or with any other party to a transaction here. We do not represent buyers in Florida and we are not your agent in this transaction.
What we do is straightforward. We track approvals, plats, permits and public records for communities like this one, we publish what those records establish rather than what a brochure says, and when you are ready to act we introduce you to a licensed Florida real estate professional who can represent you locally and walk into that sales gallery beside you. We are compensated by that professional's brokerage, not by you. You pay nothing, and you remain free to use any agent you like, or none at all.
Common questions
Is Luxe202 selling yet?
Not yet. The community is in coming-soon posture. Four floor plans are named and published, but no price has been posted for any of them, there is no model home open, and there is no quick move-in inventory. A sales gallery is targeted to open on site in November 2026, and that timing is a target rather than a commitment.
How much do the townhomes cost?
No price has been released. Nothing on this page is a price, and we will not publish one until the builder does. If you see a figure quoted on an aggregator site, check whether it is the community's pricing or an area-wide statistic, because those get confused constantly in Jacksonville.
How many homes are there, and what are they?
Forty-eight attached townhomes on a recorded subdivision plat, plus three common-area tracts held by the homeowners association. All four published plans are three stories with a two-car garage, in a range from roughly 2,065 to 2,306 square feet, with three or four bedrooms. Both rear-loaded and front-loaded designs are described.
Are these for sale or for rent?
For sale. The plat creates individually numbered, individually addressed fee-simple homesites, and a declaration of covenants has been recorded to a named homeowners association. A separate, already-completed rental community sits immediately next door and shares the same master drainage permit, which is worth knowing but is a different property under different ownership.
What streets are in the community?
Five: Penshell Drive, Abalone Court, Laysan Way, Gray Tarpon Way and Blue Sailfish Court. The county tax roll carries one record that misspells Gray Tarpon Way as Gary Tarpon Way, so search both spellings if you are looking the address up yourself.
Is the site in a flood zone?
The site is mapped outside the special flood hazard area on the effective federal flood maps, and the county's own parcel record says the same. That means a federally backed lender will not require flood insurance as a condition of the loan. It is not a guarantee against flooding, and an inland Jacksonville address still sees heavy rainfall events.
Is there a community development district assessment?
As of October 2026, no community development district is on record for this land. We checked the city's own ordinance record of district creations and boundary amendments rather than reading it off a tax code, because a district assessment is non-ad-valorem and cannot be detected that way. Separately, every residential property in Jacksonville carries two citywide non-ad-valorem charges on the tax bill, which are not a district assessment.
What will the homeowners association cost?
Not released. The builder's own published answer is that fees and included services have not been set out yet. What the record does establish is that the association owns the interior streets and the common tracts, so street maintenance and eventual resurfacing sit with the association rather than with the city. Ask for the recorded declaration and the first adopted budget before you sign anything.
Which school district serves the community?
Duval County Public Schools. Attendance boundaries for a subdivision recorded this year are not settled, and the district also runs choice and magnet programs countywide, so confirm assignment directly with the district rather than relying on any third-party map.
What other names does this community go by?
The builder markets it as Luxe202, one word. The recorded plat and the county tax roll call it Luxe 202 Townhomes. Permitting records for the site work use a different project name altogether, tied to the larger tract the community was carved out of. All of them describe the same forty-eight homesites.
Everything above is drawn from Duval County and City of Jacksonville public records and from information released by the builder, current as of October 2026, and is published for general information only. Approvals, timing, pricing, plan availability and association costs can and do change. Verify anything you rely on with the county, with the builder and with your own licensed professionals before you commit.