How to Find the Best Real Estate Agent in Beach Homesites, Jacksonville Beach
In Beach Homesites: Top Realtors & Agents, recent sales run a median of about $726,000 ($453/sq ft), typically closing in about 56 days — so accurate local pricing and comparable-sales knowledge are what separate a strong Beach Homesites: Top Realtors & Agents agent from an average one.
Buying here? See Beach Homesites homes for sale and the Beach Homesites community guide (Jacksonville Beach).
Beach Homesites recorded 12 closings in the last 12 months at a median of $726,000, averaging 56 days on market — the numbers any agent you interview here should already know. This guide covers how to find the top realtors in Beach Homesites, what makes a great Beach Homesites real estate agent, the questions to ask before you hire, the current Beach Homesites market in detail, and how to connect with a proven local expert. See the Beach Homesites neighborhood guide for homes and lifestyle.
Top realtors in Beach Homesites: what “top Beach Homesites real estate agents” actually means
The best Beach Homesites agents share four things: local sales experience (they’ve actually closed deals here), pricing accuracy built on real comps, marketing that reaches the right buyers, and negotiation that protects your money. In Beach Homesites, homes sell in a median of about 56 days, a balanced pace where pricing and presentation both matter, and values have softened about 13% over the past year, so a disciplined pricing strategy is key.
That local nuance is why a Beach Homesites specialist beats a generalist: they know the streets, the HOAs, the school zones, and what buyers here will and won’t pay for. New to the process? Start with what a real estate agent actually does.
Recent market activity in Beach Homesites
A great agent works from data, not guesswork. Here’s the current snapshot for Beach Homesites (from Momentum’s MLS data, as of 2026-10-28):
Market read: Balanced Market. Use these numbers to pressure-test any agent you interview — a true local will know them cold.
Recent sales in Beach Homesites
Real homes recently closed in Beach Homesites — the kind of comps a great local agent prices from:
| Address | Details | Sold |
|---|---|---|
| 1116 7Th Street | 3 bd / 1 ba · 1,164 sqft · closed 2026-10-23 | $535,000 |
| 942 16Th Avenue | 4 bd / 2.5 ba · 1,662 sqft · closed 2026-08-20 | $668,000 |
| 1203 16Th Avenue | 4 bd / 2 ba · 1,478 sqft · closed 2026-07-31 | $655,000 |
| 608 Barbara Lane | 2 bd / 1 ba · 936 sqft · closed 2026-06-29 | $450,000 |
| 1308 7Th Street | 3 bd / 2.5 ba · 2,468 sqft · closed 2026-06-18 | $730,000 |
| 524 Patricia Lane Momentum | 4 bd / 3 ba · 1,770 sqft · closed 2026-06-12 | $840,000 |
Source: Data provided by realMLS. Recent closed sales shown for market context.
How Beach Homesites compares to its neighbors
Pricing a home means knowing the alternatives buyers are weighing. The five nearest tracked communities, side by side:
| Community | Median | $/sq ft | DOM | Momentum Score |
|---|---|---|---|---|
| Beach Homesites | $726,000 | $453 | 56 d | 65 |
| Mundy Drive Terrace | $415,000 | $405.98 | 5 d | – |
| Jacksonville Beach | $649,000 | $478 | 84 d | 46 |
| Atlantic Park | $660,000 | $375.72 | 310 d | – |
| Surf Park | $814,000 | $409 | 248 d | 51 |
| Jax Beach Heights | $985,000 | $471 | 24 d | 60 |
Momentum Score is Momentum Realty’s proprietary 0-100 community market rating. Figures from Momentum’s MLS data, as of 2026-10-28.
What is on the market in Beach Homesites right now
From the live MLS feed as of 2026-10-29: 4 active listings (plus 2 pending) asking from $644,900 to $950,000, median $687,000; 2 of 4 have been on the market over 60 days (median 51 days so far); the homes listed or recently sold were built between 1951 and 2026 (median 1954), 2 of them new construction; 6 of the current listings state there is no HOA; none of the 18 geocoded listed or recently sold homes sits in a FEMA special flood hazard zone (median elevation 11 ft). For a seller this is the competition a buyer will tour alongside your home; for a buyer, the stale share is where negotiating room usually is. See the current Beach Homesites listings →
Which way this market is moving
Active inventory across Duval County has fallen over the past year (-13%). About 29% of county listings currently carry a price cut, which tells you how much negotiating room the average seller has already conceded. Beach Homesites itself has appreciated about 336% over the period Momentum’s MLS data tracks — a community-level trend, not the county average. A strong local agent will reconcile these numbers with what is happening on your exact street before recommending a price.
What it costs to own in Beach Homesites
On a median-priced Beach Homesites home ($726,000), property taxes at Duval County’s typical millage of 17.865 run roughly $12,077 a year with the homestead exemption applied — before any CDD or special-district charges, which vary by community.
The average Citizens Property Insurance premium in Duval County is about $1,315 a year (April 2026 filings); private-market quotes differ, and a good agent will tell you which carriers are actually writing here.
Run the real numbers before you commit: what selling nets you, whether your Save Our Homes benefit moves with you, and rent vs buy in Duval County.
At Beach Homesites’s $726,000 median and Duval County’s adopted 17.86 mills (FY2025-26), a home assessed at that price carries roughly $12,970 a year in property tax before exemptions, or about $12,240 with the full Florida homestead exemption — a buyer’s first-year figure; a long-time owner’s Save Our Homes cap can be far lower, which is one reason resale taxes jump at closing. Municipal and special-district millage varies inside the county; see the Duval County tax page.
Rents and the investor math
Typical asking rent across Duval County sits near $1,603 a month (Zillow’s rent index). Rents are moving about 2.5% year over year. County-level yield math pencils to roughly a 6.54% cap rate on typical numbers, before expenses. Home prices run about 4.3x the county’s median household income, the affordability backdrop every buyer here negotiates inside. If you are weighing an investment purchase in Beach Homesites, ask your agent for community-level rent comps rather than county averages — the spread between communities is wide.
Who is moving to Duval County, and what they earn
The county gained a net 912 people in the latest IRS county-migration year. Households moving IN average $67,296 in income versus $68,273 for those moving out — movers arriving here earn less than those leaving, which shapes what sellers can ask and what buyers compete against. The biggest out-of-state feeder markets are GA, CA, VA. Median household income in Duval County has grown about 28% since 2018 ($68,447 now). Population is up about 9% over the same stretch. An agent who knows these flows can tell you which way demand in Beach Homesites is actually pointing, not just where prices have been.
Sources: IRS SOI county-to-county migration; U.S. Census income and population estimates. County-level data for context; community demand varies within the county.
School context you can verify: the Duval County school district earned a district grade of A from the Florida Department of Education (2025-26) and has held an A since 2025. Attendance zones vary by address, so confirm the zoned schools for any specific home with the district.
Roads, retail, schools and new construction change what homes in Beach Homesites, Jacksonville Beach are worth. Ask any agent you interview about the projects below — how they answer tells you whether they actually work this area. Last updated November 2026.
TriBridge Residential plans Town Center West at the former Kmart, 500 Atlantic Blvd., with a hotel, two restaurants, and office and retail space after demolishing the building. The project is described as a $100 million-plus investment and still needs variances and development plan approval. Design and permitting would take roughly 9 to 12 months once approvals are in hand.
Why it matters Redeveloping a long-vacant big-box site on Atlantic Boulevard could add dining, lodging and shopping options close to the Beaches' central corridor. The site is about 2 miles north of Beach Homesites.
Source: Jacksonville Today ›Commissioners denied 3-2 on Sept. 15 the 4,462-acre Palm Valley application near Nocatee under the state agricultural enclave law, and the county plans to fight it in court. Another proposal of nearly 1,200 acres and about 15,000 homes south of St. Augustine was approved in August, then denied 3-2 on Sept. 28. St. Johns County has received 16 applications under the law.
Why it matters The outcome of these applications will shape how much new housing supply can be added on rural land in the county. The site is about 9 miles south of Beach Homesites.
Source: Jacksonville Today ›The addition will replace 13 portable classrooms and two aging pod buildings with 15 classrooms, a music room and a teacher planning room, and will expand the parent drop-off loop. The school enrolls 875 students for 2026-27. Funding comes from the voter-approved half-cent sales tax, with opening expected in 2028.
Why it matters Expanded permanent capacity and a longer drop-off loop affect school-area traffic and classroom availability in the Mandarin area. The project is about 15 miles west of Beach Homesites, elsewhere in Duval County.
Source: Hoodline ›JEA is moving forward with three water reclamation projects (Blacks Ford in northwest St. Johns County, over $220 million; near Jacksonville International Airport, about $193 million; East Arlington, just under $165 million) and the $117 million Fulton Cut transmission line clearance over the St. Johns River near Blount Island. Fulton Cut, shared with JAXPORT and the city, is expected to finish in summer 2027 and all four projects by 2030.
Why it matters Raised power lines support larger ship access to port terminals, and new reclamation capacity supports growth in surrounding areas. The site is about 9 miles northwest of Beach Homesites.
Source: News4JAX ›Southeast Toyota Distributors dedicated a new vehicle processing facility at JAXPORT's Blount Island Marine Terminal in April 2026. The company put the investment at $170 million and said the facility created more than 400 full-time jobs, most of them hired locally.
Why it matters A large new employment center on Blount Island adds sustained local job demand, a factor that has historically supported nearby housing absorption. The project is about 9 miles northwest of Beach Homesites, elsewhere in Duval County.
Source: JAXPORT ›At its February 2026 State of the Ports address, JAXPORT outlined a $250 million modernization of Blount Island's container and vehicle-handling capabilities and reported record fiscal-2025 cargo volumes. The port also said an air-draft expansion to accommodate larger ships is on track to finish by the end of 2026.
Why it matters Continued heavy investment in the Blount Island port complex anchors long-term industrial employment on the northeast side, a structural demand driver for the surrounding area. The site is about 9 miles northwest of Beach Homesites.
Source: News4Jax ›Full Beach Homesites, Jacksonville Beach news timeline & guide ›
Summaries reflect public reporting and official sources linked above as of the dates shown; details and timelines can change. General observation, not investment advice.
4 for sale · 2 pending — the inventory any agent you interview should already know street by street.
See every 2 listing, with full data ›
Source: Data provided by realMLS. Deemed reliable but not guaranteed. Listings shown as of 2026-11-07; prices and availability change.
If you’re buying in Beach Homesites
Beach Homesites is balanced enough that discipline wins: set your ceiling before you tour, use inspections seriously, and lean on your agent’s comps rather than list prices. Negotiate concessions where the data supports it.
If you’re selling in Beach Homesites
In a balanced Beach Homesites market, accurate pricing plus presentation beats gamesmanship. Ask prospective listing agents to walk through their comp selection — how they price is how they will defend your price to an appraiser.
Questions to ask before you hire a Beach Homesites agent
- How many homes have you sold in or near Beach Homesites in the last year — the community recorded 12?
- How would you price my home against the $453 per square foot Beach Homesites closings have averaged?
- Homes here have been taking about 56 days to go under contract — what is your plan for the first two weeks?
- With about 4 months of supply in Beach Homesites, is this a market where you would advise me to negotiate or hold firm?
- How and how often will you communicate with me?
- Can you share recent client references?
Why community expertise matters in Beach Homesites
Two homes a mile apart can sell on completely different terms. A Beach Homesites expert prices to the micro-market, knows which upgrades buyers reward, and has the relationships to get deals done.
Top listing agents vs. buyer’s agents in Beach Homesites
If you’re selling in Beach Homesites, a top listing agent’s pricing, staging, and marketing are what win top dollar — the same skills behind a strong home sale. If you’re buying, a sharp buyer’s agent protects you in negotiation and inspections. The best Beach Homesites Realtors do both well; ask any agent you interview which side they’re strongest on and how they’d handle yours.
Momentum’s record in Beach Homesites
In Jacksonville Beach, Momentum Realty listed and closed 9 homes in the last 12 months at a median sale price of $524,000 (most recent closing August 2026). Source: Momentum Realty list-side closings in the MLS record, trailing 12 months; the brokerage’s own figures, not a market-share claim. Counting both sides of the table, Momentum agents closed 23 transactions in Jacksonville Beach in the 12 months to October 2026: 8 as the listing brokerage, 14 representing the buyer, 1 on both sides; median sale $570,000 (brokerage closed records; full sales record).
Momentum agents who work Jacksonville Beach
- Jayna BelardoABR, MRP, AHWD · 8 years · Jacksonville Beach, FLGeneralist
- Ryan Demuth1 years · Jacksonville Beach, FLFirst-time buyers
- Luke MorrisePRO · 20 years · Jacksonville Beach, FLLuxury
- Sean Fleming12 years · Jacksonville Beach, FLLuxury
- Alex Norkus12 years · Jacksonville Beach, FLLuxury
- Alexander Storc3 years · Jacksonville Beach, FLLuxury
- Amanda JonesJacksonville Beach, FL
- Kelly RotondoJacksonville Beach, FL
Service areas are self-reported by each agent; see the agent’s page for current listings and recent closings. All Momentum agents.
Meet your local expert
Brittany co-founded Momentum Realty, a RealTrends 500 brokerage (ranked #440 in the U.S.) with 320+ agents and $3.5B+ in closed sales across Florida. Tell her what you’re looking for and she’ll connect you with the right local Momentum specialist — and make sure you’re taken care of from first call to closing.
“I have now worked with Brittany and the Brooks Group / Momentum Realty to both buy and sell a property over the past 3 years. I had an outstanding experience.” — A. Lloyd, Zillow
Related Beach Homesites resources
- Homes for sale & Beach Homesites neighborhood guide
- Duval County real estate market
- Sell your Beach Homesites home with a local expert
- Duval County homestead exemption
Common questions
How do I find the best real estate agent in Beach Homesites?
What questions should I ask a Beach Homesites agent before hiring them?
Does Momentum Realty cover Beach Homesites?
What happens after I ask to be matched?
What is the median home price in Beach Homesites?
Is Beach Homesites a buyer market or a seller market right now?
What should I budget beyond the mortgage in Beach Homesites?
Is Beach Homesites in a flood zone?
Does Beach Homesites have an HOA?
How much are property taxes in Beach Homesites?
Market figures are aggregates from Momentum Realty’s MLS data for Beach Homesites, as of 2026-10-28, and will change over time. This is general guidance on how to choose an agent, not a ranking or endorsement of any individual. Equal Housing Opportunity.