At a glance
| Typical home value | $429,800 (−1.4% in a year, Zillow, Aug 2026) |
|---|---|
| Location | Southwest of downtown, along the St. Johns River |
| Rough boundaries | I-10, the river, Fishweir Creek, and Roosevelt Boulevard with the CSX line |
| Origins | Riverside platted 1868 and annexed 1887; Avondale developed from 1920 |
| Local historic district | Yes: Riverside Avondale, with Certificate of Appropriateness review |
| ZIP codes | 32204 and 32205 |
| Shopping areas | Five Points, King Street and the Shoppes of Avondale |
Where Riverside and Avondale are
The two neighborhoods run together along the west bank of the St. Johns River southwest of downtown. The rough limits are Interstate 10 to the north, the river to the east, Fishweir Creek to the south and Roosevelt Boulevard and the CSX rail line to the west. The line between Riverside and Avondale is informal; one version uses Seminole Road and Belvedere Avenue, the north edge of the Avondale Historic District. Most homes use ZIP 32204 or 32205.
Is Riverside Avondale a good area to buy in?
It suits buyers who want an older neighborhood with shopping districts close by and are ready for historic district rules. In August 2026 Zillow's typical value was $429,793 in Avondale and $366,297 in Riverside, both above the Jacksonville figure of $285,103.
The trade-offs are century-old houses, a review process for most exterior work, and flood exposure near the river and Fishweir Creek. If you want older homes without local historic review, compare San Marco across the river.
What Riverside and Avondale are known for
Riverside was platted in 1868 and annexed by Jacksonville in 1887. It grew fastest after the Great Fire of 1901, and building continued until the late 1920s land bust. It is often described as Florida's most architecturally varied neighborhood. Avondale, started in 1920, was planned with more uniform homes, mostly in the Mediterranean Revival style. The Cummer Museum of Art and Gardens is in Riverside, and Riverside Avondale Preservation, a private nonprofit, was founded in 1974.
Homes and prices in Riverside and Avondale
The ZIP figures are lower than the neighborhood values because they mix in other areas: 32205 was $255,208 and 32204 was $319,300 in August 2026. Compare sales on the same street, and see the Jacksonville ZIP code guide.
Riverside houses
Larger houses near the river and more modest bungalows inland, in a wide mix of styles, mostly built between 1901 and the late 1920s.
Avondale houses
More uniform homes from the 1920s onward, mostly Mediterranean Revival.
Many houses here are around a century old. Ask for permit history, insurance quotes and a full inspection before your inspection period ends; our Florida home inspection checklist covers the basics.
Living in Riverside and Avondale
Shops and dining
Five Points, the King Street District and the Shoppes of Avondale on St. Johns Avenue are the main commercial areas.
Parks and museums
Memorial Park and Riverside Park are on the city parks list, and the Cummer Museum of Art and Gardens is in Riverside.
Schools lookup
Duval County Public Schools assigns schools by address. In the state's 2025-26 grades, Fishweir, West Riverside and Ruth Upson elementaries received an A, Central Riverside Elementary a B and Riverside High School a C. Confirm the zoned school and see the Jacksonville schools guide for magnet options.
Getting around
Interstate 10 runs along the north edge and Roosevelt Boulevard along the west, and downtown is directly to the northeast.
Costs: historic district rules, taxes and flood
Certificate of Appropriateness
Riverside Avondale is one of the city's locally designated historic districts. A Certificate of Appropriateness (COA) is needed for exterior work, including window and siding repairs, fences, driveways and sheds, even if the house is listed as non-contributing or not visible from the street. Interior work that does not change the exterior needs no COA. Staff approvals take about one to two weeks; demolition of contributing buildings, new construction, two-story garages and two-story additions go to the Jacksonville Historic Preservation Commission, which takes at least a month. Commission review costs $315 for alterations, $495 for additions or new construction and $610 for demolition, fees double for work started without approval, and a COA lasts one year, or five years once work has begun.
Ask the seller whether past exterior work had a COA, and look up the address in the city's COA search.
Property tax and the historic exemption
The area is inside the City of Jacksonville, where the 2025 total millage was 17.7412. Owners of locally designated properties who complete an approved rehabilitation can apply for a partial exemption on the city portion of their property tax; the project must be reviewed before work begins and approved by City Council. See the Duval County property tax guide for homestead.
Flood zones
Parcels near the river and Fishweir Creek can be in FEMA's high-risk A or AE zones. Check the exact address, ask for the seller's flood disclosure and quote insurance early; a new NFIP policy usually starts 30 days after purchase. Read our Jacksonville flood zone guide.
Pros and cons of Riverside and Avondale
- Pro: early 1900s architecture close to downtown and the river.
- Pro: Five Points, King Street and the Shoppes of Avondale within the neighborhood.
- Pro: a partial city tax exemption for approved rehabilitation of designated properties.
- Con: most exterior work needs a COA, with fees and waiting times.
- Con: century-old houses and flood exposure near the water.
Common questions
What is the typical home value in Avondale, Jacksonville?+
Zillow's typical home value in Avondale was $429,793 in August 2026, down 1.4% from a year earlier. Neighboring Riverside was $366,297, down 0.3%. Both are well above the Jacksonville figure of $285,103. Prices vary a lot by street, so compare recent sales close to the home you are considering.
Do I need permission to renovate a house in Riverside Avondale?+
For exterior work, yes. Riverside Avondale is a local historic district, so windows, siding, fences, driveways, sheds, additions and demolition need a Certificate of Appropriateness from the City of Jacksonville. Staff approvals take about one to two weeks; items that go to the Historic Preservation Commission take at least a month. Interior-only work does not need one.
Where are Riverside and Avondale in Jacksonville?+
They sit southwest of downtown along the St. Johns River, roughly between Interstate 10 to the north and Fishweir Creek to the south, with Roosevelt Boulevard and the CSX line to the west. Most homes use ZIP 32204 or 32205. Five Points, King Street and the Shoppes of Avondale are the main shopping areas.
Is there a tax break for historic homes in Riverside Avondale?+
Owners of locally designated properties who complete an approved rehabilitation can apply to the City of Jacksonville for a partial exemption on the city portion of their property tax. The project must be reviewed before work begins and approved by City Council, so apply before you start, not after.
How old are the homes in Riverside and Avondale?+
Riverside was platted in 1868 and built up fastest after the Great Fire of 1901, with building continuing until the late 1920s. Avondale was started in 1920, mostly in the Mediterranean Revival style. Many houses are around a century old, so ask for permit history and a full inspection before you commit.
Sources
- Wikipedia: Riverside (Jacksonville)
- Zillow Research: Home value data (ZHVI, August 2026)
- City of Jacksonville: Certificate of Appropriateness process
- City of Jacksonville: Historic preservation FAQ (COA rules, fees, timing)
- City of Jacksonville: Historic district search by address
- City of Jacksonville: Historic preservation financial incentives
- Riverside Avondale Preservation: Our story
- City of Jacksonville: All parks (addresses)
- FloodSmart (FEMA): What is my flood zone?
- FloodSmart (FEMA): Buy a flood insurance policy (30-day wait)
- Florida Statutes 689.302: Flood disclosure in the sale of residential property
- Florida Department of Education: 2025-26 school grades (released September 2026)
- Duval County Public Schools: School choice options
- Duval County Property Appraiser: Millage rates
- Duval County Property Appraiser: 2025 Final Millages chart
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Antonio Roberts
Antonio Roberts has spent five years helping more than 500 Florida buyers and sellers choose the right real estate agent. He is not a real estate agent himself: he researches what matters in a Florida move and connects people with licensed local agents, free of charge.
Reviewed by a licensed Florida real estate agent. Before publication, this guide was checked for accuracy by a licensed Florida real estate agent on our team. It is general information, not legal, tax or financial advice.
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