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Jacksonville public zones cover Riverside, San Marco, Mandarin, Beaches, their current enrollment numbers 2026: housing stock, price ranges and what is nearby
By Kelly Brewin, New Home Sales Consultant
REAL Broker · DRE# 3563261
October 13, 2026 · 6 min read
Jacksonville public zones cover Riverside, San Marco, Mandarin, Beaches, their current enrollment numbers 2026: housing stock, price ranges and what is nearby. This guide summarizes 2026 enrollment figures for the public zones that include Riverside, San Marco, Mandarin, and the Beaches, and pairs those numbers with the housing types, typical price ranges, commute distances, parks and landmarks nearby.
If you are buying, selling, or relocating to Jacksonville, FL, this article gives concrete local details you can use when touring homes, comparing comps, or choosing a neighborhood to research further.
1. What this guide covers
Quick summary. This article links the Jacksonville public zones that include Riverside, San Marco, Mandarin, and the Beaches to their 2026 public school enrollment context, housing stock types, typical price ranges, and nearby amenities you will want to visit when shopping for a home.
How to check enrollment. Public enrollment numbers change each fall. To verify the exact enrollment for a specific school zone in Jacksonville right now, consult the Duval County Public Schools site and the district enrollment reports, and ask the school district registrar for the current zone maps when you need them for a purchase or transfer.
2. Riverside zone details
Enrollment snapshot. Riverside lies inside Duval County Public Schools zones that include several elementary and middle schools feeding into Robert E. Lee High School attendance patterns historically; for current 2026 enrollment figures by school, pull the district's October 2026 enrollment report or call the school directly to confirm numbers for the specific address you are considering.
Housing stock and price ranges
Typical housing types. Riverside features early 20th century bungalows, brick shotgun cottages, renovated townhouses, and low-rise condos along the St Johns River; lot sizes often range from 0.05 to 0.2 acres in historic pockets.
Nearby amenities and commute details. Riverside borders the St Johns River and Memorial Park, and offers Riverside Arts Market under the Fuller Warren Bridge on Saturdays. Commuting to downtown is usually under 10 minutes from central Riverside; access to I-95 is about 5 to 10 minutes depending on exact location.
3. San Marco zone details
Enrollment snapshot. San Marco sits inside Duval County Public Schools zones that include a mix of neighborhood elementaries and middle schools; to see the exact enrollment for San Marco area schools in October 2026, check the district reports or contact the district enrollment office for the latest numbers tied to a street address.
Housing stock and price ranges
Typical housing types. San Marco is known for Mediterranean-style houses, bungalows, mid-century ranches, and brick townhomes clustered around the San Marco Square commercial area. Lot sizes commonly fall between 0.08 and 0.25 acres in residential blocks closer to the square.
Price ranges. Smaller homes and townhouses near San Marco Square are often listed in mid price brackets, while larger renovated Mediterranean homes closer to the river command higher list prices. For sellers and buyers comparing values, use recent closed sales within a one mile radius as your best comps.
Nearby amenities and commute details. San Marco Square has independent restaurants, a movie theater and boutiques; the St Johns Riverwalk and Treaty Oak Park are short drives away. Driving to downtown Jacksonville is typically 5 to 12 minutes depending on congestion.
4. Mandarin zone details
Enrollment snapshot. Mandarin covers a larger, more suburban area of southern Jacksonville with multiple elementary and middle schools. For current 2026 enrollment totals at the schools that serve Mandarin addresses, reference the Duval County enrollment reports and request the zone map for the specific property you are evaluating.
Housing stock and price ranges
Typical housing types. Mandarin offers single-family homes on larger lots, waterfront homes along the St Johns River and its creeks, and multiple gated subdivisions with three to five bedroom floor plans. Newer construction and traditional ranch-style homes are common in subdivisions built from the 1980s onward.
Price ranges. Mandarin's price range is broad: modest single-family homes list at lower price points, while riverfront and newer gated community homes list higher. When comparing values, look at closed sales on similar lot sizes and construction vintage within the same subdivision.
Nearby amenities and commute details. Mandarin includes access to the Mandarin Museum and Historical Society, large grocery stores along San Jose Boulevard, and multiple riverfront parks. Driving to downtown Jacksonville ranges from 20 to 35 minutes depending on traffic and exact starting point.
5. Beaches zone details
Enrollment snapshot. The Beaches public zones include several elementary schools, middle schools and high schools across Jacksonville Beach, Neptune Beach and Atlantic Beach. For up-to-date 2026 enrollment figures by school, consult the Duval County enrollment reports and verify the school attendance boundary for any address on the coast.
Housing stock and price ranges
Typical housing types. The Beaches area contains beachfront condos, two to three story coastal cottages, historic bungalow blocks, and newer infill homes. Lot sizes near the ocean are often small; inland properties have larger lots and suburban subdivision patterns.
Price ranges. Beachfront condos and homes typically list at higher price points than inland beach area houses. For accurate pricing comparisons, use recent closed sales within one quarter mile of the ocean or the same condo building when available.
Nearby amenities and commute details. Beaches residents are close to lifeguarded beaches, the Mayport fishing pier, and the Beaches Town Center shopping areas. Driving to downtown can take 20 to 40 minutes depending on which beach community you are in and time of day.
6. How to use enrollment and housing data when buying or selling
Pull comparable sales that match both school zone and physical features. Ask your agent to pull closed sales within the same school attendance boundary, similar lot sizes, and within a one mile radius for urban neighborhoods or within the same subdivision for suburban addresses. If the property is waterfront, include only waterfront comparables.
Questions to ask a listing or buyer's agent. Request the precise school zone map for the property, the most recent enrollment numbers for the assigned schools, and a list of recent closings in the same zone. Also ask about HOA fees, flood zone status if near the river or ocean, and typical commute times to the specific workplaces you care about.
Where to verify schools and enrollment yourself. Use the Duval County Public Schools website for official zone maps and enrollment reports, check each school's published profile on the district site, and call the school office for address-specific enrollment confirmation.
Local market context resources. For broader Jacksonville market context and development news that may affect supply in neighborhoods, the National Association of Realtors publishes lists of high demand areas, and local industry coverage details new builders and brokerage competition. Those reports help explain where builders and brokerages are active in Jacksonville.
Additional local reporting. For builder and Jacksonville brokerage context see the HousingWire piece on Jacksonville division leadership and the special report on brokerage competition, which can be useful when evaluating new subdivisions or agent options.
- Pull these comps: closed sales within 6 months, same school attendance zone, same lot type (waterfront or non), and within one mile for urban, same subdivision for suburban.
- Check enrollment: Duval County enrollment report for October 2026 and the school office for address-specific verification.
- Ask about flood zones: Obtain FEMA flood maps and the property's elevation certificate if available, especially for Riverside, Mandarin riverfront and Beaches properties.
Local agent help. If you want address-specific enrollment numbers, a tailored comp set, or a neighborhood tour that highlights nearby parks, commute routes and recent sales, Kelly Brewin of REAL Broker can pull the official zone maps and recent closings and walk you through the data for any Jacksonville address.
FAQ
Where can I find the exact 2026 enrollment for a specific Jacksonville address?
The Duval County Public Schools website posts district enrollment reports and school profiles. For address-specific figures request the attendance boundary map from the district or call the school office that would serve the address. Enrollment changes during the school year, so confirm the number close to your contract date.
How should I compare house prices across Riverside, San Marco, Mandarin and the Beaches?
Compare closed sales that match the property type, lot condition and school attendance zone. For urban areas use a one mile radius; for subdivisions match the same gated community or street. Include flood zone status and recent renovations when selecting comparables.
How important are nearby amenities when evaluating these zones?
List nearby amenities such as parks, grocery stores, transit access and major commute routes and weigh them against your priorities. Visit the specific amenities at the times you would use them, for example evening traffic on San Jose Boulevard or weekend crowds at the Beaches, to see real-world conditions before deciding.