San Marco vs Riverside: prices, pace & inventory — October 2026

How They Compare

San Marco or Riverside?

San Marco and Riverside are Jacksonville’s two historic districts facing each other across the St. Johns River, and they are usually cross-shopped by the same buyer: someone who wants a 1920s house, sidewalks and a square they can walk to, inside the city rather than in a master plan. San Marco is the Southbank side, platted in the 1920s around the three-lion fountain at San Marco Square, with Mediterranean Revival and Colonial Revival houses on the river side of Hendricks Avenue and smaller bungalows and 1940s cottages toward St. Nicholas; the Peninsula and the newer townhome rows along the river add a condo tier that Riverside largely lacks. Riverside is the older and larger of the two: Prairie School, Craftsman and Tudor houses from the decades after the 1901 fire, Five Points and the King Street corridor, the Cummer Museum on the river, and the Riverside Avondale Preservation district running exterior changes through review.

The live tables above show how the two trade today: Riverside’s ZIPs 32204 and 32205 carry more of the pre-1930 stock and more of the renovation-era pricing spread; San Marco’s 32207 runs higher at the median because the river-side blocks are small and the condo rows near the Southbank are newer. Neither has a CDD; neither has a master HOA. What differs at contract time is the house itself: insurers and lenders ask more questions of a 1915 Riverside four-square than of a 1950s San Marco ranch, and the designated-district review in both applies to exteriors, not interiors. I confirm the district boundary, the flood zone (the river blocks in both carry high-risk zones; the interior streets do not) and the roof, panel and plumbing ages on any specific house before an offer.