The city is reviewing a permit application for Cook Out to renovate the closed Freddy’s Frozen Custard & Steakburgers on Beach Boulevard at an estimated project cost of $500,000.
The North Carolina-based privately owned fast-food chain sells burgers, barbecue and shakes.
The almost 1-acre site is at 14016 Beach Blvd., east of Hodges Boulevard in the Beach Haven area. Duval County Property Appraiser records show the 3,355-square-foot restaurant was built in 2015.
FVR Florida LLC sold the Freddy’s property to Cook Out-Beach Blvd Inc. for $2.75 million on May 5, 2025. The deed was recorded May 9 with the Duval County Clerk of Court.
It is the first location in Jacksonville and could be one of the first Cook Out locations in the state.
Cook Out calls its combo meals “trays.”
Its menu features chargrilled hamburgers; grilled chicken, chicken breast fillets, chicken strips, wraps and nuggets; hot dogs, corn dogs, chili dogs and bacon cheddar dogs; quesadillas; BLTs; wraps; sides such as fries, onion rings and white cheddar cheese bites; and cheesecake.
Along with traditional beverages, Cook Out offers three dozen flavors of shakes such as banana berry, Orange Push-Up, peach cobbler, Snickers and vanilla.
Jacksonville Beach-based Strategic Sites Clifford Commercial Retail Sales Associate Clay Weaver represented Cook Out.
The seller was represented by John Artope, executive vice president and managing principal of SRS Real Estate Partners of Orlando.
Abbotts Creek Studio PLLC of Kernersville, North Carolina, is the project architect.
The closest operating Cook Out to Jacksonville is about 60 miles north in Brunswick, Georgia.
The Florida entry shouldn’t be a surprise.
Cook Out has been registering its name with the Florida Division of Corporations for years.
It registered Cook Out-Beach Blvd Inc. April 24, 2025.
It previously registered six names between 2021 and 2024 to do business in Pensacola, Tampa, Tallahassee and St. Petersburg. At least three locations are reported to be closed Boston Market restaurants.
The Pensacola News Journal reported July 10 that Cook Out opened its first restaurant July 9 in that city, although Cookout.com does not list any Florida restaurants as open yet.
Cook Out CEO Jeremy Reaves is listed as president and his father, Cook Out founder and owner Morris Reaves, is listed as secretary for the companies.
Cook Out originated in Greensboro, North Carolina, in 1989.
Including the one in Pensacola, Cook Out now has more than 300 locations in Alabama, Florida, Georgia, Kentucky, Maryland, Mississippi, North Carolina, South Carolina, Tennessee, Virginia and West Virginia.
Slate.com reported Sept. 5, 2023, that “Cook Out locations are utilitarian and uncharming, vaguely retro, with dollar store–esque signage. Most locations are drive-thru only, often with the addition of a walk-up window and some picnic tables.”