Downtown Jacksonville Condos in 2026

The only named for-sale residential building in downtown Jacksonville's 2026 pipeline is the Four Seasons Private Residences, 26 homes in the Sports and Entertainment district on the St. Johns River, while Pearl Square, the largest mixed-use project, is pre-leasing apartments.

The Four Seasons residences page lists 26 private residences, Iguana Investments as developer, Pininfarina and HKS as architects and an opening date of 2027, and places the collection in the heart of the Sports and Entertainment district with views of the St. Johns River (Four Seasons). The same page says residences are currently available for purchase, and its key amenities include a spa, family and serenity pools, two restaurants and a private resident entrance (Four Seasons). The page also states that Four Seasons is not the owner, developer, sponsor or sales agent of the residential project, so questions about the building go to Iguana Investments (Four Seasons).

Gateway Jax describes Pearl Square as a $750 million transformation of about nine city blocks, with more than 1,250 new residential units, a boutique hotel and over 200,000 square feet of retail and dining, and says the first phase is set to debut in 2026 (Gateway Jax). The Pearl Square site lists Vandeveer as now pre-leasing and invites residents to be the first to call Pearl Square home there (Pearl Square). Gateway Jax also describes a wider pipeline of more than $2 billion across 25 city blocks of the Urban Core with over 5,000 multifamily units (Gateway Jax). Neither developer page says whether the later Pearl Square buildings will be rented or sold, so the Four Seasons residences remain the one named for-sale building.

Downtown Jacksonville's main housing subsidy, the DIA Multi-Family Housing REV Grant, only counts rental units, so the incentive math favors apartment buildings over condominiums.

To be eligible, a development must build at least 16 new multi-family rental housing units in Downtown, and the Downtown Investment Authority checks compliance through quarterly rent roll reviews and annual audits (Downtown Investment Authority). The program dates from 2014. It returns part of the new property tax a project creates: the grant is limited to 75% of the City/County share of the increase in ad valorem taxes, it runs at most 20 years from completion, and no payment can come after the one due in 2046 (Downtown Investment Authority). Riverfront sites are trimmed further. Brooklyn parcels between Riverside Avenue and the St. Johns River and Southbank parcels between Riverplace Boulevard or Prudential Drive and the river are Limited Incentive Areas capped at 50%, unless additional rooftop restaurants or bars or waterfront retail are included (Downtown Investment Authority).

The goal behind the program is volume. The Downtown Investment Authority says it will pursue a minimum of 8,140 built and occupied multi-family units by 2030 and aim for 425 a year, and it names apartments or condominiums as the main route to downtown density, with room for townhomes and single-family homes in suitable spots (Downtown Investment Authority). A historic penalty also applies: a REV application that contemplates demolishing a historic property loses at least 10 and up to 25 percentage points (Downtown Investment Authority).

The DIA Small-Scale Multi-Family Housing Grant is the downtown Jacksonville program written for condominiums as well as rentals, paying up to $15,000 per unit for projects of 4 to 15 homes.

Each unit must be at least 500 square feet, and the cap rises to $18,000 for larger units when at least 20% of the homes are 1,000 square feet or more with two or more bedrooms (Downtown Investment Authority). The grant is paid on completion. It cannot be stacked with the Multi-Family REV grant or the Downtown Preservation and Revitalization Program, and any on-site parking must sit behind the building unless an exception is approved (Downtown Investment Authority).

Bonuses of up to $2,000 per unit each apply for building on underused city-owned land, for street-accessible retail or a public rooftop or balcony restaurant, and for enhanced design beyond Downtown Development Review Board minimums (Downtown Investment Authority). The highest base rate, $12,000 per unit, applies in Cathedral and LaVilla, where units may be scattered across sites if they are placed into service together (Downtown Investment Authority). The DIA board can also designate Strategic Housing Areas inside the Downtown Northbank CRA and the Southside CRA, which then qualify for bonus incentives where a program allows (Downtown Investment Authority). Every downtown project, condo or rental, also gets simplified zoning and no parking requirements (Downtown Investment Authority).

A Jacksonville condominium building of three or more habitable stories needs a milestone inspection by December 31 of the year it turns 30 and every 10 years after, plus a structural integrity reserve study at least every 10 years.

The milestone rule in Florida Statutes 553.899 covers buildings three habitable stories or more in height under the Florida Building Code that are held as a residential condominium or cooperative, and the clock runs from the certificate of occupancy date (Florida Statutes 553.899). The reserve study rule in Florida Statutes 718.112 requires each residential condominium association to complete a structural integrity reserve study at least every 10 years for each building three habitable stories or higher (Florida Statutes 718.112). The statute also lets a local enforcement agency set an earlier 25 year deadline where local conditions such as proximity to salt water require it, so a downtown Jacksonville buyer should check the deadline that applies to a given building (Florida Statutes 553.899).

In Jacksonville, the Building Inspection Division runs the local program. After the division sends written notice, the association has 180 days to complete Phase One of the milestone inspection, and the inspector files the report through the division's permitting system (City of Jacksonville). Phase One must include at least 33% of the balconies, handrails or similar parts, a Phase Two inspection follows if substantial structural deterioration is found, and the inspector pays a report review fee of 1.5% of the inspection and report cost (City of Jacksonville). A practical step for any Jacksonville condo buyer is asking the association for its latest milestone report and reserve study before closing.

The Downtown Investment Authority answers downtown Jacksonville residential incentive questions through its CRA Redevelopment Manager at (904) 255-5393, and the Building Inspection Division handles condo milestone inspections.

Applicants submit an application form, project pro forma and project profile assessment form to DIA for staff review, and the grant amount is set from program factors rather than the amount a developer requests (Downtown Investment Authority, Downtown Investment Authority). The residential incentives page lists the program contact as the CRA Redevelopment Manager, (904) 255-5393, [email protected], and warns that any local, state or federal housing program may be underfunded or discontinued in a given year (Downtown Investment Authority).

Other guides in this Jacksonville real estate section go further: the Jacksonville new construction 2026 guide covers citywide permits, the Jacksonville waterfront properties guide covers homes along the St. Johns River, and the Jacksonville historic districts guide explains the rules that apply in Springfield and Riverside Avondale.

Last verified: October 15, 2026, on the Downtown Investment Authority website.