Residential Architecture: Your Vision, Our Expertise
Transforming Jacksonville Homes into Personal Sanctuaries
At ZINN, we believe that exceptional residential design begins with a deep understanding of how you live, what you value, and what you dream your home can become. For over 30 years, we've been translating homeowners' visions into architectural reality—creating homes that are not just beautiful, but deeply personal reflections of the people who live in them.
Whether you're building your dream home from the ground up, renovating a historic Jacksonville treasure, adding space to accommodate your growing family, or reimagining your existing home, ZINN brings architectural expertise, meticulous attention to detail, and a collaborative spirit to every residential project.
Our Jacksonville-based team understands the unique character of Northeast Florida's neighborhoods—from the tree-lined streets of Riverside and Avondale to the coastal beauty of the Beaches, from the historic charm of San Marco to the waterfront properties along the St. Johns River. We design homes that honor their context while expressing your individual style.
Revamping Along the River - A Residential Remodel Story
Saving a Mid-mod Gem: Reno on the Saint John’s River
A New Take on a Classic Brick Four Square in Riverside
San Marco Residence: Maximizing Space and Style
Riverside Residence: A Mediterranean-Inspired Sanctuary
Transforming a Common Garage into a Stylish Retreat
Beach House Transformation: Modernizing a Classic
Ponte Vedra Residence: Embracing the Florida Landscape
Residential Architecture Services
Custom Home Design
Building a custom home is a once-in-a-lifetime opportunity to create exactly what you want. ZINN guides you through every decision:
New Construction on Your Land:
Site analysis and optimal home placement
Floor plan design tailored to your lifestyle
Architectural style development (modern, traditional, coastal, etc.)
Interior space planning and flow optimization
Outdoor living space integration
Pool and landscape coordination
We start by understanding how you live—do you entertain frequently? Work from home? Need multigenerational spaces? Require an art studio or workshop? Your daily routines and future plans shape our design. We then translate these needs into a home that feels both spacious and intimate, organized yet flexible.
Custom Design Process:
Every custom home begins with dreams and ends with keys in hand. Our process includes:
Lifestyle Discovery: In-depth conversations about how you use space
Conceptual Design: Multiple floor plan options with 3D visualizations
Design Refinement: Perfecting layouts, selecting materials, detailing features
Construction Documentation: Comprehensive drawings for your builder
Construction Support: Site visits and coordination throughout the build
Jacksonville's custom home construction costs typically range from $250-$500+ per square foot, depending on finishes, site conditions, and architectural complexity. A 3,000 SF custom home might cost $750,000-$1,500,000+ to complete.
Home Renovations & Additions
Most homeowners don't need a new home—they need their current home to work better. ZINN specializes in transforming existing homes:
Whole-House Renovations:
Complete interior reconfiguration
Updating outdated layouts to modern open concepts
Improving flow between rooms
Adding natural light through new windows and skylights
Upgrading kitchens, bathrooms, and living spaces
Exterior transformation and curb appeal enhancement
Targeted Renovations:
Kitchen remodels and expansions
Master suite additions and bathroom upgrades
Home office and flex space creation
Aging-in-place modifications
Energy efficiency improvements
Home Additions:
Need more space? Additions let you expand without leaving your neighborhood:
Second-story additions (maximizing existing footprint)
Rear or side additions for extra bedrooms, bathrooms, or living areas
Garage conversions and accessory dwelling units (ADUs)
Sunrooms and screened porches
Pool houses and outdoor pavilions
Our addition designs seamlessly match your existing home's architecture—you shouldn't be able to tell what's original and what's new. We handle structural engineering, permitting, and coordination with your contractor.
Historic Home Preservation & Renovation
Jacksonville's historic neighborhoods—Riverside, Avondale, Springfield, San Marco—contain architectural treasures that deserve careful stewardship. ZINN brings both respect for historical integrity and expertise in modern living to historic renovations:
Historic Renovation Expertise:
Preserving original character-defining features
Updating infrastructure (electrical, plumbing, HVAC) sensitively
Adding modern amenities without compromising historic fabric
Navigating historic preservation board approvals
Balancing period authenticity with contemporary function
Common Historic Home Projects:
Restoring original floor plans compromised by 1970s-80s "updates"
Modernizing kitchens and bathrooms while respecting period style
Improving energy efficiency without altering historic windows/facades
Adding period-appropriate additions that feel original
Restoring porches, millwork, and architectural details
We understand Jacksonville's historic preservation guidelines and maintain respectful relationships with local preservation boards. Our designs honor your home's heritage while meeting your modern needs.
Coastal & Waterfront Homes
Living near the ocean or river brings unique opportunities and challenges. Our coastal design experience includes:
Coastal Design Considerations:
Hurricane-resistant construction methods
Flood elevation and FEMA compliance
Saltwater corrosion-resistant materials
Maximizing water views from interior spaces
Indoor-outdoor living and covered outdoor spaces
Pool and dock integration
Jacksonville's coastal areas—Atlantic Beach, Neptune Beach, Jacksonville Beach, Ponte Vedra—each have specific building codes, zoning requirements, and environmental regulations. We navigate these requirements while creating homes that embrace coastal living.
Our beach projects balance durability (this is a harsh environment) with the relaxed, open feeling coastal living demands. Think large windows capturing ocean breezes, covered terraces for year-round outdoor living, and materials that age gracefully in salt air.
Waterfront Properties on the St. Johns River
River living offers tranquility with urban convenience. ZINN designs homes that maximize riverfront property:
Orienting living spaces toward water views
Multi-level designs following natural topography
Extensive dock and waterfront improvements
Pool and outdoor entertainment spaces
Managing flood zones and setback requirements
Jacksonville's riverfront neighborhoods—Ortega, Venetia, Mandarin—offer diverse architectural styles from Mediterranean estates to contemporary glass boxes. We design new construction or renovations that fit your property's character and your lifestyle.
Interior Architecture & Space Planning
Architecture doesn't stop at the walls. ZINN provides comprehensive interior architecture services:
Custom millwork and built-in cabinetry design
Closet and storage solutions
Home theater and media room design
Wine cellars and wet bars
Mudrooms and organizational systems
Lighting design and specifications
We coordinate with interior designers (or provide interior design services directly) to create cohesive, fully-realized spaces. From selecting tile and stone to specifying plumbing fixtures and lighting, we can be as involved in finishes as you want.
Our Residential Design Process
Phase 1: Getting to Know You (2-4 weeks)
Great residential architecture starts with great listening. We begin by understanding:
Your lifestyle, routines, and how you use space
Your aesthetic preferences and inspiration
Your budget and timeline
Your site or existing home's potential and constraints
Your must-haves versus nice-to-haves
For renovations, we'll visit your existing home, take measurements, and identify structural constraints and opportunities. For new construction, we'll walk your property together, discussing views, sun orientation, access, and site features.
Phase 2: Conceptual Design (3-6 weeks)
We develop initial design concepts for your review:
Multiple floor plan options showing different layout approaches
Exterior elevations showing architectural character
3D renderings or sketches illustrating key spaces
Preliminary material and finish direction
Budget estimates for construction
This is your opportunity to react, provide feedback, and help us understand what resonates and what doesn't. We typically iterate through 2-3 rounds of revisions before settling on a preferred direction.
Phase 3: Design Development (4-8 weeks)
Once the concept is approved, we develop the detailed design:
Exact floor plans with dimensions, door swings, and furniture layouts
Detailed elevations showing all exterior materials
Building sections showing floor-to-ceiling heights and relationships
Kitchen and bathroom layouts with appliance and fixture locations
Lighting plans and electrical outlet locations
Preliminary selections for tile, flooring, countertops, and major finishes
Coordination with structural engineers and MEP (mechanical/electrical/plumbing) consultants
By the end of this phase, you'll have a clear picture of your completed home and a detailed construction budget.
Phase 4: Construction Documents (6-12 weeks)
Construction documents are the instruction manual for building your home. We produce:
Comprehensive architectural drawings (typically 20-40 sheets for a custom home)
Specifications detailing materials, products, and installation methods
Door and window schedules
Finish schedules for every room
Details showing how complex elements are built
Well-coordinated construction documents minimize contractor confusion, reduce change orders, and ensure your home is built as designed.
Phase 5: Permitting (4-8 weeks, varies by jurisdiction)
We handle all permitting submittals:
City of Jacksonville or Beach communities building permits
Historic preservation approvals (if in historic district)
HOA architectural review board submissions
Engineering plan approvals
Jacksonville permitting timelines vary by department workload and project complexity. Our local experience helps projects move efficiently through the process.
Phase 6: Construction Administration
During construction, we serve as your advocate:
Reviewing contractor bids and providing recommendations
Attending pre-construction meetings
Conducting regular site visits (typically weekly or bi-weekly)
Answering contractor questions and clarifying design intent
Reviewing shop drawings and material submittals
Documenting construction progress
Developing punch lists and verifying completion
We remain involved until you move in, ensuring your home is built with the care and precision it deserves.
Why Jacksonville Homeowners Choose ZINN
See why clients trust ZINN Architecture for their projects.
Deep Understanding of Jacksonville Neighborhoods
We know Jacksonville's neighborhoods intimately. Each has distinct character, architectural traditions, and specific regulations:
Historic Neighborhoods (Riverside, Avondale, Springfield, San Marco):
Historic preservation guidelines
Character-defining architectural features
Setback and height requirements
Appropriate addition and renovation approaches
Beach Communities (Atlantic Beach, Neptune Beach, Jax Beach, Ponte Vedra):
Coastal construction requirements
FEMA flood elevation mandates
Beach community architectural standards
Salt-air material considerations
Waterfront Areas (Ortega, Venetia, Mandarin, Deerwood):
Waterfront setbacks and dock regulations
Environmental protection requirements
HOA design guidelines
View corridor and privacy considerations
Suburban Neighborhoods (Nocatee, Julington Creek, Fruit Cove):
HOA architectural review processes
Contemporary design trends
Family-focused layouts
Outdoor living emphasis
This neighborhood-specific knowledge helps us design homes that fit contextually while expressing your personal style.
Climate-Responsive Florida Design
Florida living requires architecture that responds to climate:
Heat & Humidity Management:
Proper building orientation minimizing afternoon solar gain
Generous overhangs and shading devices
Cross-ventilation and natural cooling strategies
High-performance HVAC systems
Energy-efficient windows and insulation
Hurricane Preparedness:
Impact-resistant windows and doors
Reinforced roof structures and connections
Proper flashing and waterproofing details
Engineered openings and tie-downs
Managing Heavy Rainfall:
Proper site drainage and grading
Gutters, downspouts, and water management
Foundation waterproofing
Material selections that handle moisture
Maximizing Outdoor Living:
Covered terraces and porches
Indoor-outdoor transitions
Pool and outdoor kitchen integration
Screened enclosures for bug-free outdoor living
We design homes that work with Florida's climate, not against it—creating comfortable, durable, energy-efficient homes.
Meticulous Attention to Detail
Architecture is both art and technical precision. ZINN is known for:
Thoughtful proportion and spatial relationships
Carefully detailed custom millwork and built-ins
Coordinated material and finish selections
Well-crafted construction details
Color, texture, and lighting integration
We believe details matter—the way light falls on a wall, how spaces flow together, the tactile quality of materials, the proportions of windows and doors. These elements separate good architecture from great architecture.
Collaborative Partnership
Your home should reflect your vision, not our ego. We approach every project as a collaboration:
Active listening and responsive to your feedback
Clear communication throughout the design process
Transparent about costs, timelines, and tradeoffs
Flexible and solution-oriented when challenges arise
Available and accessible when you have questions
Many clients become friends during the design process. Building a home is intensely personal, and we're honored to be part of that journey.
Residential Project Investment Guide
What Does Residential Architecture Cost?
Residential architectural fees typically range from 8-15% of construction costs:
Custom Homes:
Small home (under 2,000 SF): $25,000-$60,000 in architectural fees
Medium home (2,000-4,000 SF): $60,000-$150,000 in architectural fees
Large home (4,000+ SF): $150,000-$300,000+ in architectural fees
Renovations & Additions:
Minor renovation (single room, bathroom): $5,000-$15,000
Substantial renovation (kitchen, master suite, multiple rooms): $15,000-$50,000
Whole-house renovation or large addition: $50,000-$150,000+
Factors Affecting Architectural Fees:
Project complexity and custom details
Number of design revisions
Interior finish selections and FF&E coordination
Site challenges and engineering requirements
Timeline acceleration
We provide detailed proposals outlining scope, deliverables, and payment schedules tied to project milestones.
Construction Cost Expectations in Jacksonville
Jacksonville residential construction costs (2025):
New Custom Homes:
Basic quality: $200-$275 per SF
Good quality: $275-$375 per SF
High-end quality: $375-$500+ per SF
Luxury/waterfront: $500-$800+ per SF
Renovations:
Light cosmetic: $50-$100 per SF
Substantial renovation: $100-$200 per SF
High-end renovation: $200-$400+ per SF
Historic restoration: $250-$500+ per SF
Additions:
Basic addition: $200-$300 per SF
High-quality addition: $300-$450 per SF
These are rough ranges—actual costs depend on finishes, site conditions, structural complexity, and current material/labor costs. We work with cost estimators to provide accurate budgets throughout design.
Timeline Expectations
Custom Home (2,500-4,000 SF):
Design: 6-9 months
Permitting: 2-3 months
Construction: 10-15 months
Total: 18-27 months from first meeting to move-in
Substantial Renovation or Addition:
Design: 4-6 months
Permitting: 1-3 months
Construction: 4-8 months
Total: 9-17 months
Minor Renovation (single room):
Design: 2-3 months
Permitting: 1-2 months
Construction: 1-3 months
Total: 4-8 months
These timelines assume normal permitting and no major delays. Historic preservation approvals or complex engineering can extend schedules.
Frequently Asked Questions
How much does it cost to design a custom home?
Architectural fees for custom homes typically range from 8-15% of construction costs. For a $1 million custom home, expect $80,000-$150,000 in architectural fees. This includes conceptual design, detailed drawings, engineering coordination, permitting, and construction administration.
Do I need an architect for a renovation?
For substantial renovations involving structural changes, additions, or significant layout modifications, an architect adds tremendous value—ensuring structural integrity, obtaining permits, coordinating contractors, and achieving a cohesive design. For minor cosmetic updates, you might work directly with contractors or interior designers. We're happy to discuss whether your specific project benefits from architectural services.
How do I choose the right architect for my home?
Look for architects whose portfolio resonates with your aesthetic, who have experience with your project type (new home, historic renovation, coastal construction), and who you feel comfortable with personally. Chemistry matters—you'll work closely for many months. Ask about their process, how they handle budget, and request references from past clients.
What's the difference between an architect and a builder?
Architects design your home—developing floor plans, elevations, details, and specifications. Builders construct your home based on those designs. Many homeowners hire an architect for design and then competitively bid the project to builders. Some work with design-build firms that provide both services. We can work in either arrangement.
Can you design an addition to my existing home?
Absolutely. Additions are a significant part of our residential practice. We carefully study your existing home's architecture, structure, and layout to design additions that look original and integrate seamlessly. We handle structural engineering, permitting, and can help select contractors experienced with addition work.
How long does residential design take?
Design timelines vary by project scope. A new custom home typically requires 6-9 months from initial meeting to construction-ready documents. A substantial renovation might take 4-6 months. A single-room addition or renovation could be 2-4 months. We provide realistic timelines in our proposals.
Do you work in my Jacksonville neighborhood?
We work throughout Jacksonville and Northeast Florida—from historic urban neighborhoods to coastal communities to suburban developments. Our portfolio includes projects in Riverside, Avondale, San Marco, the Beaches, Ortega, Mandarin, Nocatee, Ponte Vedra, and beyond.
Can you help with historic home renovations?
Yes. We have extensive experience with historic homes, particularly in Jacksonville's Riverside and Avondale neighborhoods. We understand historic preservation requirements, work respectfully with preservation boards, and know how to modernize historic homes while preserving their character.
What should I look for in an architect?
Beyond portfolio and relevant experience, consider:
Communication style and responsiveness
Willingness to listen and incorporate your ideas
Transparency about process, costs, and timelines
References from past clients
Technical expertise and attention to detail
Ability to work within your budget
Trust your instincts—you need someone who understands your vision and who you enjoy working with.
How involved will I be in the design process?
As involved as you want. We schedule formal design review meetings at major milestones, but many clients enjoy more frequent check-ins. Some clients provide detailed feedback on every decision; others prefer to review major direction and trust us with details. We adapt to your communication preferences and involvement level.
Do you provide interior design services?
Yes. We can provide comprehensive interior architecture—space planning, custom millwork, material and finish selections, lighting design, and fixture specifications. For furniture and decorative elements, we can either provide those services or coordinate with your interior designer. We're flexible based on your needs.
Can you work within my budget?
Budget management is critical. We discuss budget upfront and provide cost estimates at each design phase. If estimates exceed budget, we value-engineer—finding creative ways to reduce costs while preserving design quality. We're committed to designing homes our clients can actually build.
Ready to Start Your Residential Project?
Whether you're dreaming of a custom home, planning a renovation, or considering an addition, ZINN brings over 30 years of residential design experience to help you create a home that reflects who you are and how you live.
Contact us today to schedule an initial consultation. We'll discuss your project, answer your questions, and outline how we can help bring your vision to life.
Tell Us About Your Project | Call: 904.352.1203
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