Fix and Flip in Jacksonville

One desk, one code, filed online. Jacksonville and Duval County consolidated into a single government in 1968, so for the vast majority of the county there is no separate city and county permit process, just the City of Jacksonville Building Inspection Division at 214 North Hogan Street, enforcing the Florida Building Code 8th Edition (2023). All permit types must be submitted electronically through JaxEPICS, and the city runs a By-Appointment Review Program if you want a live reviewer. The exceptions are Jacksonville Beach, Atlantic Beach, Neptune Beach, and the Town of Baldwin, which run their own permit offices. Florida's statutory clock still applies metro-wide: up to 30 business days to approve, deny, or flag a complete single-family permit under 7,500 square feet, with a 10% fee reduction per business day the jurisdiction runs late. We do not have Jacksonville's observed (as opposed to statutory) review times or its permit fee schedule, so budget the statutory maximum into your 6-month term.

Less than almost anywhere else in Florida, but confirm the address before you rely on it. As of March 31, 2026, Duval County's average homeowners premium including wind is $2,786, and Clay County runs even lower at $2,540, both below every large Florida metro county in this data set: 21% below Hillsborough, 23% below Orange, 31% below Pinellas, and 53% below Broward. Duval also sits in Florida's lowest litigation bucket for closed claims, 8.16% versus 27.27% in Palm Beach, Broward, and Miami-Dade, which tends to mean fewer surprise loss-adjustment costs during a claim. Only Nassau County, the barrier-island county, crosses $3,000 (average $3,051), so a coastal Nassau property carries a different insurance line than the Duval core.

Yes, and it is a live rule with a date attached, not a hypothetical. Any residential property insured through Citizens with wind coverage must carry flood insurance by January 1, 2027, regardless of flood zone, on a schedule that has already phased in at higher price points since 2024. A buyer's lender that requires that flood policy, or requires Citizens itself, can walk from a deal a flood zone complicates. Duval's flood risk runs riverine and storm-surge-up-the-St.-Johns, with Hurricane Irma in 2017 as the benchmark event at 2,050 Duval NFIP claims, while St. Johns County to the south carries nearly four times Duval's flood-claim intensity per resident and is the metro's real flood county. We do not have a local substantial-improvement or freeboard threshold, so if the property sits in a Special Flood Hazard Area, confirm the rehab-scope rule with the City of Jacksonville floodplain office before you budget the flip, not after.

Higher than the seller's, and about a third of it is uncapped no matter what. As an investment purchase you're assessed under Florida's 10% non-homestead cap, never the 3% homestead cap, and that cap resets to full market value the year after you take title. In Duval, the whole county sits in a narrow 17.2004 to 18.9701 mill band depending on urban services district, with the old City of Jacksonville and the general county both at 17.7412 mills. The catch: the 10% cap does not apply to school district levies, and schools are 6.3430 of that 17.7412, so roughly 36% of your bill is reassessed at full value every single year with no cap protecting it. Talk to your CPA about how the purchase-year reset lands on your specific deal.

The core city is where rehab pricing clusters, and it is also where days on market is improving fastest. Zillow's mid-tier value for the City of Jacksonville is $287,871, against $315,205 in Orange Park and up to $448,486 in Fleming Island across Clay County's lower-millage suburbs; a separate coastal band runs $593,000 to $822,000 across the Beaches and Ponte Vedra and is a different buyer entirely. Metro-wide median days on market is 63 as of July 2026, down from 72 a year earlier, and Duval County alone ran 59 days, both faster than Tampa (72 days) or Orlando (74 days) on the same dataset. If the exit stalls past your 6-month term, a DSCR rental loan qualifies on the property's rent rather than your tax returns, which is the standard way flippers here convert a slow sale into a hold.

No claim to make, and be skeptical of anyone selling you one. Jacksonville does not appear anywhere in ATTOM's Q1 2026 Home Flipping Report's metro lists, not on the highest flip-rate list, the lowest, or the profit-margin or cash-purchase lists, so there is no current Jacksonville flip rate, gross profit, or ROI figure to cite. What is published: Florida statewide ran a 6.6% flip rate in Q1 2026 with a $75,000 typical gross profit and 28.3% ROI, both above the national $66,000 and 25.4%. The honest local edge is speed of exit, not a flip-rate statistic: run your specific deal through the fix and flip calculator against the metro's 63-day median days on market rather than a headline flip rate.

About 10% of the purchase, plus closing costs. We fund up to 90% of the purchase price and up to 100% of the rehab budget, capped to ARV. On a $300,000 Jacksonville purchase that is up to $270,000 from us and $30,000 from you (300,000 x 90% = 270,000), with the rehab drawn against the schedule instead of paid up front. Metro-wide median days on market ran 63 in July 2026, so size your carry against a real exit window inside the 6-month interest-only term. Subject to underwriting.

There is no minimum score on this program. We run credit, but on an asset-based fix and flip loan it carries far less weight than it would at a bank, because the collateral and the rehab plan carry the file. A weaker score is usually handled with lower leverage rather than a decline, so you might come in under the 90% purchase ceiling instead of at it. There is no hard credit pull to start. Subject to underwriting.

The program starts at $100,000 and runs to $5,000,000. That range covers most of what trades in the core city, where Zillow's mid-tier value for Jacksonville is $287,871, and it also reaches the Beaches and Ponte Vedra band where prices run several times that. If the purchase price sits below $100,000, the rehab budget does not lift the loan over the floor on its own. Subject to underwriting.

Yes. First-time flippers are welcome on this program. No track record is required to apply, and there is no minimum credit score on an asset-based loan. What we underwrite is the deal: purchase price, scope, budget and ARV. On a first file expect us to look hard at the rehab budget and the exit, and expect leverage at the conservative end of the up to 90% of purchase and up to 100% of rehab range. Subject to underwriting.