At a glance
| Location | East and south of the St. Johns River, south of Arlington and north of Mandarin |
|---|---|
| Main ZIP codes | 32256, 32216 and 32217 |
| City planning district | Mostly the Southeast planning district (south of Beach Boulevard) |
| Home types | 1960s and 1970s subdivisions, gated golf communities, newer master-planned areas and many apartments |
| Typical value range | $193,391 (Baymeadows) to $557,061 (Deercreek), Zillow, August 2026 |
| HOA / CDD | Varies by community; confirm on the listing and the parcel's tax bill |
Where Southside is
"Southside" once meant the old town of South Jacksonville, which is now San Marco. Today it covers a much bigger area: east and south of the St. Johns River, north of Mandarin, inland from the Intracoastal Waterway and south of Arlington, with some overlap with Arlington at its northern edge. The boundaries are informal, so ask which part of Southside a listing means.
For city planning, most of it falls in the Southeast district, which the city uses for its Citizens Planning Advisory Committee. The area south of Beach Boulevard is usually counted here, and north of it is Greater Arlington. See our Arlington guide and Mandarin guide for the neighbors.
Is Southside a good area to buy in?
Southside is too big for one answer. It includes some of Jacksonville's lowest and highest typical values within a few miles: in August 2026 Zillow put Baymeadows at $193,391 and Deercreek at $557,061. It also has business parks and many apartment complexes, especially around Baymeadows and Southpoint.
Narrow your search to a specific area and home type, then compare the full cost, including HOA dues in gated and golf communities and any CDD in newer master-planned sections such as eTown.
Southside areas and home values
Values swing widely across Southside. These are Zillow's typical home values for areas within it, as of August 2026:
| Area | Typical value | 1-year change |
|---|---|---|
| Deercreek | $557,061 | -2.3% |
| Sunbeam | $340,008 | +0.5% |
| Southpoint | $278,700 | +1.9% |
| Deerwood | $273,543 | -5.2% |
| San Jose | $251,093 | +0.9% |
| Baymeadows | $193,391 | -10.3% |
Each area figure blends condos, townhomes and houses, so compare sales of the same home type. The citywide figure was $285,103, down 0.8%. The Jacksonville housing market report has days to pending and price cuts.
Homes in Southside, area by area
Baymeadows
Grew around a golf community that opened in 1968 when the I-95 interchange at Baymeadows Road was built, followed by business parks and apartment complexes.
Deerwood
Started in the early 1960s as the Deerwood Country Club, a gated community with a golf course and estate homes.
Deercreek
A gated country club community of about 750 homes east of Philips Highway, established in 1989.
Southpoint
Mostly offices and apartments along Butler Boulevard east of I-95.
Sunbeam
A mix of 1970s to 1990s subdivisions and newer building, including the Everlake active adult development begun in 2020.
Newer building is concentrated in master-planned areas such as eTown off I-295. Our new construction guide covers builders and CDD fees.
Living in Southside
ZIP codes and landmarks
- 32256 ($309,798, down 3.4%): Baymeadows and Deerwood, with Fort Family Regional Park on Baymeadows Road East and the Southeast Regional library on Deerwood Park Boulevard.
- 32216 ($261,544, down 0.1%): the Beach Boulevard, Dean Road and Barnes Road South area, including Glynlea Park on Altama Road.
- 32217 ($309,874, up 0.7%): the Powers Avenue and University Boulevard West area, with Crabtree Park.
Schools lookup
Duval County Public Schools zones by address. In the state's 2025-26 grades, Atlantic Coast and Wolfson high schools earned an A, Englewood High a C, Twin Lakes Academy Middle a B and Southside Middle a C. Confirm the zoned school for the exact property, and see our schools guide.
Getting around
I-95, Philips Highway, Butler Boulevard and Beach Boulevard are the main corridors, with I-295 and SR 9B on the south side.
Costs: taxes, HOA and flood
Property tax
Southside is inside the City of Jacksonville, where the 2025 total millage was 17.7412, per the Duval County Property Appraiser. File for homestead by March 1 if the home will be your main residence; the Duval County property tax guide shows a worked bill.
HOA and CDD
Gated and golf communities usually carry HOA dues, so ask for the current amount and any special assessments in writing. Newer master-planned areas may add a CDD line on the tax bill.
Flood zones
Flood risk follows creeks and drainage rather than ZIP lines, so check the FEMA flood zone and the seller's flood disclosure for each address; our flood zones guide explains the maps.
Pros and cons of Southside
- Pro: a wide price range, from condos and older subdivisions to gated golf communities.
- Pro: business parks in Baymeadows and Southpoint, and several interstate corridors.
- Pro: Atlantic Coast and Wolfson high schools earned an A for 2025-26.
- Con: values in some areas fell in the year to August 2026, including Baymeadows (down 10.3%) and Deerwood (down 5.2%).
- Con: informal boundaries make listings hard to compare.
- Con: HOA dues are common in gated communities.
Common questions
What areas are considered Southside Jacksonville?+
Southside generally means the part of Jacksonville east and south of the St. Johns River, south of Arlington and north of Mandarin, inland from the Intracoastal Waterway. Areas often placed there include Baymeadows, Deerwood, Deercreek, San Jose, Southpoint, Sunbeam and the St. Johns Town Center area. The boundaries are informal and overlap with Arlington.
How much do homes cost on the Southside of Jacksonville?+
It depends on the area. In August 2026, Zillow's typical home value was $193,391 in Baymeadows, $273,543 in Deerwood and $557,061 in Deercreek. By ZIP code, 32216 was $261,544, 32256 was $309,798 and 32217 was $309,874. Compare recent sales of the same home type before you make an offer.
What ZIP codes are on the Southside of Jacksonville?+
The main Southside ZIP codes are 32256 (Baymeadows and Deerwood), 32216 (Beach Boulevard and Dean Road) and 32217 (Powers Avenue and University Boulevard West). A ZIP code does not set the school zone, flood zone or HOA, so check each of those for the exact address.
Is Southside part of the City of Jacksonville?+
Yes. Southside is inside the City of Jacksonville in Duval County, and most of it falls in the city's Southeast planning district. That means Duval County schools and the City of Jacksonville tax rate, which totaled 17.7412 mills in 2025, plus any HOA or CDD charges for the specific community.
Are there gated communities on the Southside?+
Yes. Deerwood began in the early 1960s as a gated country club community with a golf course, and Deercreek is a gated country club community of about 750 homes established in 1989. Newer gated neighborhoods are in eTown. Gated communities usually carry HOA dues, so ask for the amount in writing.
Sources
- Wikipedia: Neighborhoods of Jacksonville
- City of Jacksonville: Citizens Planning Advisory Committees (CPACs)
- Zillow Research: Home value data (ZHVI, August 2026)
- City of Jacksonville: All parks (addresses)
- Jacksonville Public Library: Locations
- Florida Department of Education: 2025-26 school grades
- Duval County Public Schools: School choice options
- FloodSmart (FEMA): What is my flood zone?
- Florida Statutes 689.302: Flood disclosure
- 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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