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.
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.
What the homes are like
- 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.
Southside ZIP codes
- 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, flood zones and fees to check
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.
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. Gated and golf communities usually carry HOA dues, so ask for the current amount and any special assessments in writing.
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.
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