A consolidated city, with four exceptions

In 1968, Jacksonville and Duval County merged into a single government. Today the City of Jacksonville covers nearly the entire county, which is why Mandarin, Arlington, Riverside, the Northside, and the Westside are parts of one city rather than separate towns. Only four municipalities stayed independent: Jacksonville Beach, Atlantic Beach, Neptune Beach, and the town of Baldwin.

That split matters when you sell. For most Duval addresses, permits, code enforcement, and city liens run through the City of Jacksonville. The three beach cities handle their own permits and code enforcement, so records for those addresses sit with each city. Our team has been buying as-is properties for more than 10 years, and on every Duval property we confirm the jurisdiction first, because it shapes the lien search and the timeline.

Duval's housing, era by era

Jacksonville grew outward from the river over more than a century, so one county holds very different kinds of houses, each with its own repair list:

  • Early twentieth-century homes in Riverside, Avondale, Springfield, and San Marco, many of them wood-frame on raised foundations
  • Postwar block and frame ranch houses across the Westside, the Northside, and Arlington
  • Subdivisions from the 1970s through the 1990s in Mandarin and on the Southside, now due for roofs, air conditioning, and plumbing
  • Beach cottages, rebuilt homes, and oceanfront condos in Jacksonville Beach, Atlantic Beach, and Neptune Beach
  • Newer master-planned communities, some with CDD assessments on the property tax bill
  • Duplexes, small apartment buildings, and single-family rentals spread throughout the city

The river, the marshes, and the ocean

The St. Johns River flows north through the heart of the county and meets the Atlantic at Mayport, fed by creeks and smaller rivers along the way. When Hurricane Irma passed in September 2017, the river rose to record levels downtown and flooded homes in riverfront neighborhoods and along its tributaries. On the coast, Hurricane Matthew in 2016 stripped sand from the dunes and damaged oceanfront property at the Beaches.

Water history now follows a house when it sells. Since October 1, 2025, Florida sellers have had to disclose flood insurance claims and federal flood assistance, such as FEMA aid, received for the property. If your home has flooded, we still want to see it. Tell us what happened and what was repaired.

Why Duval owners reach out

  • A parent's home that passed to several heirs, sometimes with a probate case open
  • Military orders from NAS Jacksonville or Naval Station Mayport, with a house left behind
  • A rental that costs more to manage than it brings in
  • Code enforcement fines that have turned into liens
  • Flood, storm, or fire damage that was never fully repaired
  • Mortgage or property tax trouble, including a foreclosure case already filed

Closing a cash sale in Duval

After you accept a written offer, a title company searches the title, orders payoffs, and pulls lien information from the City of Jacksonville or the beach city involved. Documentary stamp tax on the deed is $0.70 per $100 of the price, and your contract states who pays each cost. Probate and foreclosure cases here go through Florida's 4th Judicial Circuit, which also covers Clay and Nassau counties. If a case is open, the contract can allow for the court's timeline.

Frequently asked questions

Are Mandarin and Arlington separate cities?

No. Both are communities inside the City of Jacksonville, which has covered almost all of Duval County since the 1968 consolidation. The city handles permits, code enforcement, and liens there.

Do you buy in Baldwin and the rural west side of the county?

Yes. We review properties throughout Duval, including Baldwin, the Westside, and the Northside, along with larger lots and land.

Will you buy a Duval house that flooded in Irma or a later storm?

Yes. Share what flooded, what was repaired, and whether you filed a claim or received FEMA help. We evaluate the house as it stands today.

I'm being transferred from a Jacksonville base. Can I sell from out of state?

Yes. A title company handles the closing, and signing with a mobile notary or remotely is often possible, so you may not need to fly back.