Selling now in Jacksonville, FL
Villages of Westport
747 lots off Braddock Road, with a builder selling in the newest section
A district-owned amenity, no association dues we could find, and a bond that runs out in 2035 rather than the 2050s. Two things here are worth knowing before you tour. The hurricane evacuation line runs through the middle of the oldest phase, so neighbours get different orders. And 38 per cent of the older lots sit in a mapped flood zone while none of the new ones do, on identical assessments. Both counted below, lot by lot.
- Area
- West Jacksonville, FL
- Lots platted
- 747
- Sections
- Five
- Debt ends
- 2035
At a glance
Villages of Westport fast facts
What is published, and what you will have to ask for. The unpublished ones are the difference between the sticker price and what the house actually costs you every month.
- Area
- West Jacksonville, off Braddock Road
- Jurisdiction
- City of Jacksonville and Duval County, consolidated
- Selling now
- LGI Homes, in the newest section
- Lots platted
- 747 across five recorded sections
- Still builder-owned there
- About 170 of 208 lots
- District assessment
- About $752 to $1,906 a year
- District debt runs to
- 2035
- Association dues
- None found on the public record
- Amenity owner
- The district, not an association
- Property tax rate
- About 17.74 mills, 2025 certified
- Hurricane evacuation
- Two different zones, one subdivision
- In a mapped flood zone
- 38 percent of older lots, none of the new
- Which zones your specific lot is in
- Ask before you contractGet pricing
- Current pricing and incentives
- Ask before you contractGet pricing
Pricing and plans are as published by the builder in September 2026 and change frequently. District assessment figures are the district's own adopted numbers for its 2027 fiscal year. Lot counts, flood coding and evacuation zones are counted from the city's own parcel mapping and checked against the county emergency management service. Tax rates are from the most recently certified roll. All details are subject to change without notice.
Where it is
Off Braddock Road in west Jacksonville, inside the consolidated city and county. The oldest phase straddles two postal codes while every later section sits in one, so addresses here can look inconsistent; the taxing jurisdiction is the same either way. Drive the commute and the school run yourself before you commit.
How to buy Villages of Westport without leaving money on the table
The person at the builder's sales desk works 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 the builder will give. It costs you nothing: on new construction the builder already budgets your agent's fee whether you bring one or not. The one 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. Start here and we will set it up.
Set up a tourWhat a local would tell you
One subdivision, two evacuation zones, and a flood line that falls between the old lots and the new
Start with the one nobody writes down. We counted every platted residential lot in this community against the city's own parcel mapping and checked the result against the county emergency management service at two separate points inside the gates. The two points came back in two different hurricane evacuation zones.
Here is how it falls. The oldest phase has 241 lots, and 183 of them are in one zone and 58 in the other. Every lot in the second phase, the third phase, and both phases of the newest section, 506 lots in all, is in the same zone as that minority of 58. So the line between two evacuation zones does not run around this community. It runs through the middle of its oldest phase. The two zones are called at different points in a storm, which means two households paying the identical district assessment and driving out the same entrance can be told to leave on different days. Nobody is going to mention this on a tour, and it is a two-minute lookup on the county's own map with a specific address.
The second one runs almost exactly parallel, and it is the more expensive of the two. Counting the same way against the parcel flood coding: 205 of the 539 lots in the three original phases, about 38 per cent, sit in a mapped high-risk flood zone (about 37 per cent in the first phase, 35 in the second, 43 in the third). In the 208 lots of the newest two phases the count is zero.
What makes that worth a paragraph rather than a footnote is that the money is identical. Every one of the 747 lots pays the same operating assessment, and with a handful of exceptions the same debt assessment. So a buyer shopping the resale stock here has better than a one-in-three chance of landing on a lot where a federally backed lender will require flood insurance, while a buyer a few streets away in the new section has none, and the two are paying the same line on the same tax bill. That is not a scandal. Later phases get filled, graded and engineered to current standards, which is exactly what you would want. But it is a real, countable difference in carrying cost between two halves of one community, and it is on no listing.
Two honest limits on those numbers. They are counts of lots, not shares of acreage, because we did not have a boundary polygon and we are not going to convert one into the other. And the mapping governing this area was last set in 2018 and 2013 depending on the panel, with no map revisions intersecting the community, though individual lot-level amendments may exist that we could not enumerate. Get the flood determination for the specific lot, in writing, and get the evacuation zone for the specific address.
So ask five things in writing before you contract: the hurricane evacuation zone and the flood zone for the exact address, not the subdivision; whether any lot-level flood map amendment applies; the current-year district assessment for that parcel and its remaining bond term; whether any recorded declaration or association applies to your section; and a full sample tax bill for a recently closed comparable so you can see every line at once.
The district
A district that shrank by seventy per cent, and a bond that ends in 2035
The infrastructure here is financed through an improvement district set up in 2004, and it was created by state rule rather than by local ordinance, because the original acreage crossed the threshold that sends the decision to the state. That original footprint was about 1,493 acres. In 2021 a state boundary amendment contracted it by more than a thousand acres, leaving roughly 421. If you look the district up you may still find an older acreage figure and a description of a county board that does not exist in a consolidated government; the published summary is out of date and the audited financial statements are the document to trust.
That contraction matters for a reason beyond trivia. The land developer still holds roughly 454 acres of planned-development land immediately adjacent, now outside the district and unplatted. What you tour today is the remaining core of a much larger master plan, and the entitled, developer-owned land next door has no unit cap we could verify. Expect construction traffic on the spine road for years, and ask what is planned there.
On the money, the current adopted numbers. The operating assessment is about $752 a year on every unit, up about six per cent after two years flat. The debt assessment is $1,154 on the tier that covers 701 of the 748 assessed units, unchanged year over year, with a small number of units on lower tiers. All in, most homes here carry about $1,906 a year against about $1,863 last year, split roughly 39 per cent operating and 61 per cent debt. One warning about reading the budget yourself: the product labels look like lot widths but they are legacy assessment tiers, and almost every home falls into the same one regardless of its actual lot.
And now the part that genuinely favours this community over a brand-new one. The district carries a single bond issue from 2005 with a final maturity in 2035, and prepayments plus two special calls have reduced it further. A buyer closing here today takes on roughly nine more years of that debt line. A buyer in a new community two counties over is signing up for something running into the 2050s. No second bond is authorised in any adopted budget, the district is fully platted, and the developer's direct-billed obligation went to zero this year, which is what happens when a district finishes.
There is no homeowners association we could find. No recorded declaration, no association budget, no dues on the public record, though listing sites reference one, so verify it for your section. What certainly exists is the district itself, which owns and operates the amenity, the pool, fitness centre, tot lot, basketball court and multi-purpose field, and funds it entirely out of that operating assessment. Access comes with ownership and a key card issues at closing. Two details worth knowing: the non-resident annual user fee is set at $2,000, and if you designate a tenant, their fee is waived but you lose your own amenity access for that property while the designation stands. Guests are capped at five per household at a time.
One more structural point, told plainly and without pointing at anyone. This district is fully resident-controlled, with all five seats held by people living in the community. That is unusual while a builder is still selling and it is mostly a good thing. It has also been turbulent: over the past year the onsite operations manager resigned, withdrew the resignation and resigned again, the district manager resigned, and the board deadlocked two to two on whether to accept each. Attorney spending ran well over budget two years running, and the manager charged an additional monthly fee for the volume of public records requests. A search for a new manager went out and we could not confirm the outcome. None of that is misconduct, and volunteer boards get contentious everywhere. But the amenity you are paying for is run by that board, so read the last year of adopted minutes before you buy; they are public.
What to ask for that is not published: a per-parcel estoppel for your specific lot; the current district manager and the amenity operating contract; whether any recorded declaration or association applies to your section; what is planned on the 454 adjacent acres; the last twelve months of adopted district minutes; and the builder's current incentive and whether it is conditioned on using an affiliated lender.
Find out which zones your specific lot is in
The evacuation zone and the flood zone both change inside this community, and both are checkable in minutes with an address.
The area
The schools on most lists are not the zoned ones, and the spine road is not funded
Start with schools, because this is the cheapest mistake to avoid. We queried the school district's own attendance-zone services, the ones behind its published locator, at two separate coordinates inside this community. Both returned the same three schools for the current boundary year: Dinsmore Elementary, Highlands Middle and Jean Ribault High. Now the caution: lists in circulation for this community name a charter school and a magnet school. Neither is a zoned assignment. One is open enrolment and the other is admission by application or lottery, so a family could arrive expecting either and be enrolled at neither. Run your own address against the district's locator, and note that we could not verify whether these zones changed in the last two years because prior-year boundaries are not publicly exposed. Do not assume they are stable.
On roads there is one funded project and it is the right one. The intersection at the north end of the community's spine road is programmed for a traffic signal, left-turn lanes on both approaches, marked crosswalks and wider pedestrian and bicycle facilities, with a public comment period held in early 2026. That intersection is currently unsignalised and it is how everyone here gets out. We could not verify its cost, funded phases or construction dates, so treat the timing as programmed rather than scheduled. Also funded on the county's priority list: widening the arterial from two lanes to four, and a railroad overpass.
What is not funded is the point. The community's own spine road carries no widening, resurfacing or capacity project at all on the county priority list. It stays a two-lane road in a sixty-six-foot right-of-way serving 747 existing lots plus whatever eventually gets built on the 454 entitled acres beside it. The only work touching it is that intersection at its north end.
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 stock with new construction built to current code, so treat it as context rather than a quote. It matters more than usual here because of the flood split above: on a lot inside the mapped high-risk zone you are adding a separate flood policy on top of that number, and on a lot outside it you are not. Get a bindable quote on the specific address before your financing contingency expires.
Finally, resale, and this is the fact we would most want a buyer to have. Reading the ownership records across all five sections, at least ten distinct institutional single-family rental platforms appear as owners of record inside this community. We did not compute what share of the homes that represents and we are not going to estimate one, but ten separate national rental operators holding homes across every phase is unusual and it is directly countable from public records. It affects what your neighbours' turnover looks like, and it affects who you compete with when you sell. Add that about 170 of the newest section's 208 lots are still builder-owned, so a buyer there competes with the builder on the same street for years, and that there is competing platted product within a mile carrying its own association. Buy for the house and the shorter bond, and plan to hold.
What you need to know
Buying new construction with someone on your side
Representation is free and the timing is the catch, as above. It matters more than usual here for a specific reason: you are not only choosing a floor plan, you are choosing between a new-section lot and a resale a few streets away, and the two carry measurably different flood and evacuation exposure on the same assessment. That is a comparison worth having someone run for you who is not paid by either side of it.
One practical warning about who you are actually buying from. More than one national builder markets homes under this community's name, and the recorded sections do not all carry the community's name either, so a buyer searching the county roll for their own address may not find the words on it. Confirm in writing who owns the lot you are contracting on and which recorded section it sits in, before you put money down.
On the selling builder's record, from its own filings and fair in both directions. Its warranty reserve decreased by $1.6 million in its 2025 fiscal year after increases of $2.5 million and $2.9 million in the two years before, which is a favourable trend the company disclosed itself. Against that, it recorded a $6.7 million inventory impairment in 2025, of which $3.9 million was its Florida segment, and Florida segment home sales revenue fell from about $438.8 million in 2023 to about $237.9 million in 2025, a 46 per cent decline in two years. Its legal proceedings disclosure names no material pending matter. In the most recent quarter it closed 1,440 homes company-wide at an average price of about $367,000, describing compelling incentives and targeted discounts on older completed inventory. It publishes no per-community incentive figure, so ask what is actually on the table here. We did not review state regulatory enforcement for any builder at this community, so read the absence as unchecked rather than clean.
The rest is the same everywhere 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 LGI Homes, D.R. Horton, any homebuilder, the developer of Villages of Westport, the City of Jacksonville, or Duval County. The builders and developer are identified here because they are the builders and 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
Villages of Westport FAQ
What is Villages of Westport?
It is an established community off Braddock Road in west Jacksonville, not a new launch. The improvement district that funds it was set up in 2004, and there are now 747 platted residential lots across five recorded sections. The three original phases are largely built and occupied and trade as resales. The newest section is where a builder is actively selling today, and about 170 of its 208 lots are still in that builder's hands. The land developer is a Daytona Beach homebuilder that builds no homes here; a national builder took 136 homesites in the third phase back in 2017. If you are comparing this community to a brand-new master plan, the honest description is that you are choosing between a maturing neighbourhood and a builder section inside it.
Does a Jacksonville address cost more in property tax?
No, and that is worth saying because in most of Florida it would. Duval County and the City of Jacksonville are a consolidated government, so there is no unincorporated alternative to compare against. The general services rate that applies here and the old city rate are identical, about 17.74 mills for the most recently certified year, which is slightly down from the year before. The only other taxing districts in the county are three beach cities and one small town, none of them anywhere near this community. So the usual Florida city premium simply does not exist at this address. What does stack on the same bill is the improvement district assessment, which is a separate non-ad-valorem line.
Why are neighbours in different hurricane evacuation zones?
Because the county line between two evacuation zones runs through the middle of the oldest phase, and almost nobody knows it. Counting lot by lot from the city's own parcel mapping and checking it against the county emergency management service at two points inside the community, roughly three quarters of the oldest phase sits in one zone while the remainder, and every single lot in all four later sections, sits in the other. The two zones are called at different times, so two households paying the identical district assessment and using the same entrance can be told to leave on different days. Look up your specific address rather than the subdivision name, and do it before you sign, not during a storm.
Is this community in a flood zone?
Part of it is, and the split falls almost exactly along the line between the resale stock and the new construction. Counting platted residential lots against the city's own parcel flood coding, about 38 per cent of the 539 lots in the three original phases carry a mapped high-risk flood zone, running from about 35 per cent in one phase to about 43 per cent in another. In the 208 lots of the newest two phases, the count is zero. Every one of the 747 lots pays the same operating assessment and, with a handful of exceptions, the same debt assessment. So a buyer shopping the resale stock has better than a one-in-three chance of landing on a lot where flood insurance is required by a federally backed lender, and a buyer in the new section has none. The mapping under this area was last set in 2018 and 2013 depending on the panel, base flood elevations nearby run roughly 16 to 22 feet, and no map revisions intersect the community. Individual lot-level map amendments may exist; get the flood determination for the specific lot.
What does the district assessment cost, and when does it end?
For the current year the operating assessment is about $752 on every unit, up about six per cent after two flat years, and the debt assessment is $1,154 on the tier that covers 701 of the 748 assessed units, unchanged. That is about $1,906 a year all in for most homes, against about $1,863 last year. A small number of units sit on lower debt tiers. Be careful with the product labels in the budget: they read like lot widths but they are legacy assessment tiers, and almost every home falls in the same one regardless of its actual lot. The useful part is the end date. The district carries a single bond issue from 2005 with a final maturity in 2035, and prepayments and two special calls have chipped at it, so a buyer closing today has roughly nine more years of that debt line rather than the thirty a new community would hand them. No second bond is authorised in any adopted budget, and the developer's direct-billed share went to zero this year, which is what happens when a district finishes platting.
Is there a homeowners association on top of that?
We could not find one, and that is worth verifying rather than assuming. There is no recorded declaration, no association budget and no association dues on the public record for any of the five sections, although listing sites reference an association. What certainly exists is the improvement district, which owns and operates the amenity itself, the pool, fitness centre, tot lot, basketball court and multi-purpose field, and funds all of it from that $752 operating assessment. Amenity access comes with ownership inside the district and a key card issues at closing. Two details worth knowing: a non-resident annual user fee is set at $2,000, and if you designate a tenant, the tenant's fee is waived but you lose your own access to the amenity for that property while they are designated. Guests are capped at five per household at a time.
Before you walk into a sales office
Get your inside track on Villages of Westport
We will connect you with a real estate professional licensed in Florida who represents you rather than the seller, who can register you before your first visit, and who will get you the answers this page could not: the evacuation zone and flood zone for your exact address, the current-year assessment and remaining bond term on that parcel, whether any association applies to your section, what is planned on the entitled acres next door, and which incentives are genuinely available.
It costs nothing, creates no brokerage relationship by itself, and does not obligate you to anything.