Projects
Fortress Garage Suites - Town Center
Project facts
- Status
- Completed
- Address
- 3603 Beachwood Court
- City
- Jacksonville, Florida
- Region
- Jacksonville MSA
- Submarket
- Jacksonville; Orange Park
- Units
- 32
- Amenity tier
- Premium
- Key amenities
- Owners' Clubhouse/Lounge, Racing & Golf Simulators, Vehicle Lift Capability, Climate Control, Mezzanine Capabilities, Gated Access & Security, Wash Bays & RV Stations
- Construction
- Block
- Finish level
- High-Quality
- Year built
- 2020
- Flood zone
- X
Market value summary
- # of Sales (T-36)
- 5
- Avg Sale Price (T-36)
- $411 / SF
- Avg Sale Price (T-36)
- $416,000
- Avg Market Value
- $414 / SF
- Avg Market Value
- $481,000
Location Summary
Jacksonville / Jacksonville; Orange Park Overview
The property at 3603 Beachwood Court sits in Jacksonville's Southside quadrant, one block south of Beach Boulevard and inside the Kernan-to-Town Center employment, retail, and university core. Access defines the address: Beach Boulevard (US 90) is roughly a quarter mile north, the I-295 East Beltway about 1.5 miles east, and J. Turner Butler Boulevard about 2 miles south. That geometry places St. Johns Town Center about 2.5 miles southwest, the University of North Florida about 1 mile south, the Atlantic beaches roughly 20 minutes east, and Jacksonville International Airport about 35 minutes northwest, none of it requiring a downtown river crossing.
The immediate trade area is a household-depth story rather than a price-ceiling story. Within five miles the site captures 175,929 residents and 71,288 households, with 6,742 households earning above $200,000 in that ring and 13,666 within seven miles. Median home value across the five-mile ring is $338,313, below the coastal submarkets, and the platform scores the site 5.1 out of 10 on its portfolio-relative Wealth Index. The buyer here is the well-compensated Southside professional, the Deerwood and Town Center area business owner, and the two-income household running a boat and a third vehicle. Absolute count of qualified households, not median affluence, is what this address sells.
Two points of metro context carry over from the platform's market work: the Jacksonville MSA reached roughly 1,760,548 residents in mid-2024 after growing about 9.6 percent since 2020, and Florida's lack of a state income tax continues to draw the nation's largest net inflow of adjusted gross income. Within that metro the Jacksonville; Orange Park corridor carries the highest wealth percentile of SCK's four Jacksonville submarkets at 73.9, and this address sits on its fastest-growing eastern edge.
Current Events & Infrastructure
- St. Johns Town Center reinvestment (2.5 miles southwest): Simon Property Group's 1.4 million square foot center, with more than 175 stores and restaurants including Gucci, Louis Vuitton, Tiffany and Co., and Nordstrom, keeps absorbing capital. The city took in a roughly $470,000 site permit in October 2025 for 71 added parking spaces at 4831 Village Shops Way, and Burlington landed a $1.65 million permit in November 2025 to convert a former Joann store inside the center. Reinvestment at that pace signals an anchor holding its position, which underpins values across the surrounding two to three miles.
- Chance Partners student housing, $33.45 million (1.6 miles south): The city issued permits on September 30, 2025 for a 700-bed, 237-unit rental community on 17 acres at 4929 First Coast Tech Parkway, with construction starting that fall and delivery targeted for fall 2027. It adds several hundred households with no enclosed storage of their own.
Key Demand Drivers
Southside growth has arrived almost entirely as attached rental and small-lot product, and that is the structural point. New apartments, student housing, and townhomes inside a two-mile radius deliver with one or two surface or tuck-under spaces per unit and no secure climate-controlled space for a collector car, a boat, or a small business's inventory. The drivers below are the engines filling that housing, none of which competes with the subject use.
- Sporting JAX stadium and mixed-use district (about 2 miles southwest): In March 2026 the club unveiled a 364-acre site bounded by Town Center Parkway, St. Johns Bluff Road, and the University of North Florida for a privately financed 15,000-seat stadium plus roughly 500,000 square feet of restaurant, retail, hotel, and residential space across about 150 acres. Permitting began in spring 2026, water management district review was underway in April 2026, and match play is targeted for 2028. Backers include John Elway, Tim Tebow, and Chick-fil-A chief executive Andrew Cathy; total cost has not been disclosed.
- University of North Florida (about 1 mile south): Record enrollment of roughly 17,600 students for 2025 to 2026, the largest freshman class in school history, an 86.6 percent retention rate, $34.9 million in private giving, the 520-bed Osprey Ridge hall opened in summer 2025, and a 50,000 square foot Student Success Center targeted for mid-2027 backed by $14.8 million in state PECO funds.
- St. Johns Town Center retail core (2.5 miles southwest): 1.4 million square feet and more than 175 tenants make this the dominant luxury-retail address in Northeast Florida and the anchor that pulled the Southside's office and residential build-out east.
- Southside multifamily capital flows (about 2 miles southwest): The Mirage on Kernan apartments at 3601 Kernan Boulevard South traded for $69 million in March 2025, inside the same two-mile ring as the subject property.
- Duval County visitor economy: Jacksonville drew more than 8 million visitors in 2024, generating an estimated $7.4 billion in economic impact and 56,900 supported jobs countywide, with beach recreation among the top three activities.
Location Highlights
- MSA Position: Jacksonville reached about 1,760,548 residents in mid-2024, up roughly 9.6 percent since 2020, and the Southside absorbed much of that growth.
- Enthusiast and Collector Culture: Year-round dry driving with no road salt, and a straight run east on Beach Boulevard to the A1A coastal loop in about 20 minutes.
- Infrastructure and Recreation: Beach Boulevard, I-295, and Butler Boulevard converge within a two-mile envelope, and the 364-acre Sporting JAX district will add stadium, hotel, and dining infrastructure by 2028.
- Market-Specific Factor: Southside growth is arriving as attached rental product with minimal enclosed parking, concentrating unmet secure-storage demand in exactly this radius.
- Tax and Quality of Life: Florida levies no state income tax and attracts the nation's largest net inflow of adjusted gross income.
- High Net Worth Concentration: 2,965 households earning above $200,000 within three miles, 6,742 within five, and 13,666 within seven, a curve that widens sharply with radius as it picks up Deerwood, Baymeadows, and the Intracoastal neighborhoods.
Area Demographics (ACS 2024)
5-Mile Profile: Population 175,929 | Median HH Income $78,035 | HH Earning $150K+ 17.8% | Median Age 34.7 | Age 55+ 25.3% | Seasonal Units 0.6% | Households with 3+ Vehicles 14.9%
Wealth Index: 5.1 / 10 (SCK portfolio-relative)
Unit values
| Unit | Size | Market value | $ / SF |
|---|---|---|---|
| Unit 1 | 2,932 SF | $977,000 | $333 / SF |
| Unit 2 | 1,012 SF | $429,000 | $424 / SF |
| Unit 3 | 1,012 SF | $429,000 | $424 / SF |
| Unit 4 | 1,012 SF | $429,000 | $424 / SF |
| Unit 5 | 1,000 SF | $425,000 | $425 / SF |
| Unit 6 | 1,012 SF | $429,000 | $424 / SF |
| Unit 7 | 1,012 SF | $429,000 | $424 / SF |
| Unit 8 | 1,012 SF | $429,000 | $424 / SF |
| Unit 9 | 1,012 SF | $429,000 | $424 / SF |
| Unit 10 | 1,012 SF | $429,000 | $424 / SF |
| Unit 11 | 1,012 SF | $429,000 | $424 / SF |
| Unit 12 | 1,012 SF | $429,000 | $424 / SF |
| Unit 13 | 1,012 SF | $429,000 | $424 / SF |
| Unit 14 | 1,012 SF | $429,000 | $424 / SF |
| Unit 15 | 1,012 SF | $429,000 | $424 / SF |
| Unit 16 | 3,244 SF | $1,081,000 | $333 / SF |
| Unit 17 | 1,012 SF | $429,000 | $424 / SF |
| Unit 18 | 1,012 SF | $429,000 | $424 / SF |
| Unit 19 | 1,012 SF | $429,000 | $424 / SF |
| Unit 20 | 1,012 SF | $429,000 | $424 / SF |
| Unit 21 | 1,012 SF | $429,000 | $424 / SF |
| Unit 22 | 1,012 SF | $429,000 | $424 / SF |
| Unit 23 | 1,012 SF | $429,000 | $424 / SF |
| Unit 24 | 1,012 SF | $429,000 | $424 / SF |
| Unit 25 | 1,012 SF | $429,000 | $424 / SF |
| Unit 26 | 1,012 SF | $429,000 | $424 / SF |
| Unit 27 | 1,012 SF | $429,000 | $424 / SF |
| Unit 28 | 1,012 SF | $429,000 | $424 / SF |
| Unit 29 | 1,012 SF | $429,000 | $424 / SF |
| Unit 30 | 1,012 SF | $429,000 | $424 / SF |
| Unit 31 | 1,684 SF | $631,000 | $375 / SF |
| Unit 32 | 1,980 SF | $693,000 | $350 / SF |