Best suburbs of Jacksonville, FL: 2026 ranking

How we ranked Jacksonville suburbs

We ranked 13 suburban cities and communities in Clay, St. Johns, Nassau, Baker and Duval counties that have a Zillow home value series, Census income data and at least 5,000 residents. Jacksonville itself is the benchmark: Zillow's typical value in the city was $285,103 in August 2026, and $350,783 for the metro.

The score averages three ranks: typical home value divided by local median household income (lower is better), five-year change in value, and one-year change to August 2026. Planned communities such as Nocatee, SilverLeaf and RiverTown do not have their own Zillow series, so they are profiled separately below with developer and Census figures, and so are three small towns under 5,000 residents.

The ranking is a data summary, not a judgment of schools, safety or lifestyle.

Jacksonville suburbs ranked

Rank	Suburb	County	Typical value	1-yr	5-yr	Rent	Value ÷ income	30+ min commute
1	Macclenny	Baker	$305,492	+3.3%	+22.6%	n/a	4.1	48%
2	Fleming Island	Clay	$445,587	-0.1%	+23.8%	$2,044	3.8	46%
3	Asbury Lake	Clay	$483,065	+2.0%	+27.1%	n/a	4.8	70%
4	Neptune Beach	Duval	$791,219	+6.7%	+32.6%	$2,733	6.6	37%
5	Atlantic Beach	Duval	$712,936	+2.0%	+28.1%	$2,472	6.0	42%
6	Yulee	Nassau	$387,510	+0.7%	+23.1%	$2,100	4.5	42%
7	Jacksonville Beach	Duval	$638,241	+2.6%	+21.3%	$2,436	5.3	35%
8	Middleburg	Clay	$326,733	-0.6%	+18.3%	$1,976	4.4	65%
9	Green Cove Springs	Clay	$339,573	-0.8%	+19.0%	$2,207	4.5	50%
10	Fernandina Beach	Nassau	$610,615	-0.3%	+26.9%	$2,248	6.2	23%
11	Orange Park	Clay	$311,431	-0.9%	+17.6%	$1,660	4.0	48%
12	St. Augustine Beach	St. Johns	$590,985	+0.5%	+17.6%	$2,225	5.9	22%
13	St. Augustine	St. Johns	$429,114	-1.7%	+17.2%	$2,034	5.5	20%

The beaches

4. Neptune Beach

Neptune Beach is the smallest of the three beach cities, between Atlantic Beach and Jacksonville Beach. Its values rose 6.7% over the year and 32.6% over five years, the strongest in this guide, but it is also the most expensive at $791,219. Homes are older (median year built 1973.0), and flood zone and elevation matter on every street.

By the numbers: $791,219 typical value in August 2026 (+6.7% in 12 months, +32.6% in five years); typical rent $2,733. Census median household income $119,294, 73% owner-occupied, 37% of workers commuting 30 minutes or more.

5. Atlantic Beach

Atlantic Beach is the northernmost of Jacksonville's beach cities, next to Mayport. It had the second-best five-year gain in this list and values rose 2.0% over the year. Prices are high against income. Our Atlantic Beach guide covers its neighborhoods and costs.

By the numbers: $712,936 typical value in August 2026 (+2.0% in 12 months, +28.1% in five years); typical rent $2,472. Census median household income $118,935, 74% owner-occupied, 42% of workers commuting 30 minutes or more.

7. Jacksonville Beach

Jacksonville Beach is the largest of the beach cities, with 23,654 residents. Values rose 2.6% over the year, and it has one of the lowest shares of long commutes here (35%). Condos and older cottages near the ocean sit alongside 1980s and 1990s subdivisions west of the Intracoastal. See our Jacksonville Beach guide.

By the numbers: $638,241 typical value in August 2026 (+2.6% in 12 months, +21.3% in five years); typical rent $2,436. Census median household income $120,698, 69% owner-occupied, 35% of workers commuting 30 minutes or more.

Clay and Baker counties: southwest of the city

1. Macclenny

Macclenny is the Baker County seat, west of Jacksonville on I-10. It ranks first on the strength of price growth: values rose 3.3% over the year, the second-best result here, while the typical home stays close to Jacksonville's own figure. It is a small-town setting with 7,748 residents and a longer drive to the city's job centers.

By the numbers: $305,492 typical value in August 2026 (+3.3% in 12 months, +22.6% in five years); Zillow publishes no rent figure. Census median household income $73,942, 76% owner-occupied, 48% of workers commuting 30 minutes or more.

2. Fleming Island

Fleming Island, in Clay County on the west bank of the St. Johns River, has the best value-to-income ratio in this list because incomes are high ($116,611). The housing is mostly from the 1990s and 2000s, with golf and riverfront neighborhoods and 85% owner-occupancy. Our Fleming Island guide covers subdivisions, schools and HOA costs.

By the numbers: $445,587 typical value in August 2026 (-0.1% in 12 months, +23.8% in five years); typical rent $2,044. Census median household income $116,611, 85% owner-occupied, 46% of workers commuting 30 minutes or more.

3. Asbury Lake

Asbury Lake is an unincorporated area in northeast Clay County, east of Middleburg. It has the highest owner-occupancy in this list (89%), newer homes (median year built 2004.0) and one of the strongest five-year gains. The trade-off is distance: 70% of workers commute 30 minutes or more, the highest share here.

By the numbers: $483,065 typical value in August 2026 (+2.0% in 12 months, +27.1% in five years); Zillow publishes no rent figure. Census median household income $100,949, 89% owner-occupied, 70% of workers commuting 30 minutes or more.

8. Middleburg

Middleburg is an unincorporated area of western Clay County along SR 21 and CR 218. It is one of the more affordable suburbs here, with 87% owner-occupancy, but prices dipped -0.6% over the year and 65% of workers commute 30 minutes or more. Larger lots and rural parcels are common further west.

By the numbers: $326,733 typical value in August 2026 (-0.6% in 12 months, +18.3% in five years); typical rent $1,976. Census median household income $74,634, 87% owner-occupied, 65% of workers commuting 30 minutes or more.

9. Green Cove Springs

Green Cove Springs is the Clay County seat on the St. Johns River, south of Fleming Island. Values are close to Middleburg's, and it scored mid-table on every measure.

By the numbers: $339,573 typical value in August 2026 (-0.8% in 12 months, +19.0% in five years); typical rent $2,207. Census median household income $75,142, 65% owner-occupied, 50% of workers commuting 30 minutes or more.

11. Orange Park

Orange Park is a small town in Clay County just south of the Jacksonville city line, near Naval Air Station Jacksonville. It has the second-best value-to-income ratio in this list and lower rent than most suburbs, but values fell -0.9% over the year and its housing is older (median year built 1974.0).

By the numbers: $311,431 typical value in August 2026 (-0.9% in 12 months, +17.6% in five years); typical rent $1,660. Census median household income $77,106, 56% owner-occupied, 48% of workers commuting 30 minutes or more.

Nassau County: north toward Georgia

6. Yulee

Yulee is an unincorporated Nassau County community on the mainland west of Amelia Island, along I-95 and A1A. It sits in the middle on all three measures, with newer housing (median year built 2004.0) and values up 0.7% over the year. Many newer subdivisions have HOA dues and some have CDD assessments, so check the tax bill.

By the numbers: $387,510 typical value in August 2026 (+0.7% in 12 months, +23.1% in five years); typical rent $2,100. Census median household income $85,247, 79% owner-occupied, 42% of workers commuting 30 minutes or more.

10. Fernandina Beach

Fernandina Beach is the only city on Amelia Island. It had a strong five-year gain, but it is one of the more expensive places here relative to local income. Only 23% of workers commute 30 minutes or more. Read our Fernandina Beach guide.

By the numbers: $610,615 typical value in August 2026 (-0.3% in 12 months, +26.9% in five years); typical rent $2,248. Census median household income $97,903, 80% owner-occupied, 23% of workers commuting 30 minutes or more.

St. Augustine and the beaches to the south

12. St. Augustine Beach

St. Augustine Beach is a small city on Anastasia Island, south of St. Augustine. Values rose 0.5% over the year. Only 22% of workers commute 30 minutes or more. Flood zone, elevation and wind insurance are the key checks.

By the numbers: $590,985 typical value in August 2026 (+0.5% in 12 months, +17.6% in five years); typical rent $2,225. Census median household income $100,802, 74% owner-occupied, 22% of workers commuting 30 minutes or more.

13. St. Augustine

St. Augustine is the St. Johns County seat, south of Jacksonville on I-95. Values fell -1.7% over the year and it ranks last overall, though it has the shortest commutes in this guide (20% travel 30 minutes or more). Historic-district homes come with design review.

By the numbers: $429,114 typical value in August 2026 (-1.7% in 12 months, +17.2% in five years); typical rent $2,034. Census median household income $78,151, 63% owner-occupied, 20% of workers commuting 30 minutes or more.

Planned communities and Ponte Vedra

St. Johns County's planned communities are the main reason many buyers look south of Jacksonville. None has its own Zillow city series, so we give the developer's figures and the Census Bureau's.

Nocatee

Nocatee is a master-planned community in Ponte Vedra, which its developer calls one of the best-selling master-planned communities in America. Its neighborhood list in September 2026 ran from townhomes in the high $300s at Woodland Park to floorplans from the mid $600s at Reflections at Seabrook. The Census Nocatee area had 27,442 residents, a median household income of $141,868 and a median year built of 2015, the newest housing in this guide. See our Nocatee guide for the CDD and schools.

Ponte Vedra Beach

Ponte Vedra Beach is the unincorporated oceanfront area of northern St. Johns County, home to the TPC Sawgrass and Sawgrass Country Club areas. Zillow's typical value there was $821,628 in August 2026, up 1.5% on the year and 26.4% over five years, the highest in this guide. The Census Palm Valley area next to it had a median household income of $116,625. Zillow's separate Ponte Vedra figure, which covers the Nocatee side, was $674,230.

SilverLeaf

SilverLeaf is a Hutson Companies community on St. Johns Parkway between CR 210 and SR 16, west of I-95. The developer says it covers about 11,000 acres, is zoned for 17,600 homes, includes more than 4,350 acres of preserves and charges no CDD fees. RCLCO's mid-year 2026 figures, as reported by Moving to Florida Guide, put it fifth in Florida with 575 sales in the first half of the year. Read our SilverLeaf guide.

RiverTown

RiverTown is on the St. Johns River in northwest St. Johns County, with Mattamy Homes and Toll Brothers building. Its site lists neighborhoods from townhomes in the mid $200s to single-family homes from the upper $600s, and WaterSong, a 55+ section, from the mid $300s. It ranked tenth in Florida with 300 sales in the first half of 2026. Our RiverTown guide lists the CDD charges.

Fruit Cove and Julington Creek

Fruit Cove is a Census-designated area along State Road 13 in northwest St. Johns County, next to Julington Creek Plantation. It had 35,877 residents, a median household income of $141,863 and 87% owner-occupancy. Julington Creek Plantation has its own community development district; see our Julington Creek guide.

World Golf Village

World Golf Village is a Census-designated area off I-95 at International Golf Parkway, north of St. Augustine. The survey counts 26,077 residents, a median income of $117,212, 89% owner-occupancy and a median year built of 2009. 59% of workers commute 30 minutes or more.

Oakleaf Plantation

Oakleaf Plantation is a planned community in unincorporated Clay County, southwest of Jacksonville. The Census area had 32,070 residents, a median household income of $108,543 and a median year built of 2007. Homes pay CDD assessments; our Oakleaf guide has the figures.

Mandarin

Mandarin is inside Jacksonville's city limits, on the St. Johns River in the southern part of Duval County, and often considered alongside the suburbs. Zillow's typical value for the Mandarin neighborhood was $525,557 in August 2026, up 1.3% on the year. Because it is in Duval, it pays Jacksonville's consolidated city-county millage. See our Mandarin guide.

Small towns: Callahan, Hilliard and Keystone Heights

Three small towns just outside our 5,000-resident cutoff posted some of the strongest price trends in the region. Zillow's typical value in August 2026 was $398,414 in Callahan (up 2.2% on the year), $349,655 in Hilliard (up 2.8%) and $285,555 in Keystone Heights (up 3.1%). Each has fewer than 3,100 residents in the Census survey, and 61% to 71% of workers commute 30 minutes or more.

Jacksonville suburb questions answered

What is the best area of Jacksonville to live in?

On our ranking of suburbs, Macclenny, Fleming Island, Asbury Lake, Neptune Beach and Atlantic Beach lead. Inside the city, areas people compare include Riverside and Avondale, San Marco, Mandarin and the beaches; our Jacksonville neighborhoods guide profiles them with Zillow data.

Which suburbs of Jacksonville are the wealthiest?

By Census median household income, Nocatee ($141,868) and Fruit Cove ($141,863) lead, followed by Jacksonville Beach ($120,698), Neptune Beach ($119,294) and Atlantic Beach ($118,935). By Zillow typical value, Ponte Vedra Beach ($821,628) and Neptune Beach ($791,219) are the most expensive.

How do I compare crime data for Jacksonville areas?

We do not rate areas as safe or unsafe. The Jacksonville Sheriff's Office covers the consolidated city, while the beach cities and Clay, St. Johns and Nassau counties have their own agencies. Compare their reported crime per 1,000 residents using the Florida Department of Law Enforcement data, and see our guide to Jacksonville crime data for how to check an address.

Is St. Johns County more expensive than Clay County?

Yes. Zillow's typical home value in August 2026 was $488,938 for St. Johns County, $336,192 for Clay County, $482,579 for Nassau County and $294,579 for Duval County.

How to choose a Jacksonville suburb

Map the commute and the bridges

Jacksonville is large and river-divided. The Buckman, Fuller Warren and Dames Point bridges, I-295 and the First Coast Expressway shape commute times, so drive your route at rush hour.

Compare CDD and HOA costs

Most planned communities in St. Johns and Clay counties charge CDD assessments on the tax bill, SilverLeaf being a stated exception. Ask for the current amount and how long the debt portion runs. Our Duval County property tax guide shows how bills are built.

Check flood zones on the river and the coast

The beaches, Fleming Island's riverfront, Green Cove Springs and St. Augustine all have low-lying streets. Check the flood zone, elevation certificate and insurance quote early; our Jacksonville flood zones guide explains the tools.

Price the monthly payment

At the 7.03% average rate (Freddie Mac, September 24, 2026), principal and interest with 10% down is about $1,962 a month on Middleburg's typical home, $2,676 on Fleming Island's and $4,935 on Ponte Vedra Beach's.

Common questions

What is the best suburb of Jacksonville?+

On our score, Macclenny ranks first, followed by Fleming Island, Asbury Lake, Neptune Beach and Atlantic Beach. The score averages three ranks: typical home value against local median income, five-year price change and one-year price change, using Zillow's August 2026 data. It does not measure schools or amenities, so treat it as a shortlist.

Is Nocatee a suburb of Jacksonville?+

Nocatee is a master-planned community in Ponte Vedra, mostly in northern St. Johns County, south of Jacksonville's city limits. The Census Bureau's Nocatee area had 27,442 residents and a median household income of $141,868 in its 2020-2024 survey. Its neighborhoods listed homes from the high $300s to the mid $600s and up in September 2026.

What is the cheapest suburb of Jacksonville?+

Among the suburbs we ranked, Macclenny had the lowest typical home value at $305,492 in August 2026, followed by Orange Park at $311,431 and Middleburg at $326,733. Keystone Heights, a small Clay County town, was lower at $285,555. Compare commute time and insurance before choosing on price alone.

Are Jacksonville suburb home prices going up?+

More than in most of Florida. In the year to August 2026, seven of the 13 suburbs we ranked saw Zillow's typical value rise, led by Neptune Beach at 6.7% and Macclenny at 3.3%, while Florida as a whole fell 1.5%. St. Augustine fell 1.7%. Past changes do not predict future prices.

Which Jacksonville suburbs have no CDD fees?+

SilverLeaf's developer says the community has no CDD fees. Older incorporated suburbs such as Orange Park, Green Cove Springs and the beach cities generally do not have CDDs, but many newer subdivisions in St. Johns, Clay and Nassau counties do. Check the non-ad valorem section of the property tax bill for the exact parcel.

How far is St. Johns County from Jacksonville?+

St. Johns County borders Duval County to the south, so communities such as Nocatee, Fruit Cove and RiverTown sit just south of Jacksonville's city limits. St. Augustine, the county seat, is further south along I-95. Census data shows 20% of St. Augustine workers and 43% of Nocatee workers commute 30 minutes or more.

Best suburbs of Jacksonville: 13 ranked, plus the planned communities

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