How to Find the Best Real Estate Agent in The Carlton at Oak Landing, Jacksonville
Buying here? See Carlton at Oak Landing homes for sale and the Carlton at Oak Landing community guide (Jacksonville).
In The Carlton at Oak Landing, recent sales run a median of about $107,000 ($116/sq ft), typically closing in about 119 days — so accurate local pricing and comparable-sales knowledge are what separate a strong The Carlton at Oak Landing agent from an average one.
The Carlton at Oak Landing recorded 8 closings in the last 12 months at a median of $107,000, averaging 119 days on market — the numbers any agent you interview here should already know. This guide covers what makes a great The Carlton at Oak Landing real estate agent, the questions to ask before you hire, the current The Carlton at Oak Landing market in detail, and how to connect with a proven local expert. See the The Carlton at Oak Landing neighborhood guide for homes and lifestyle.
What makes a great real estate agent in The Carlton at Oak Landing
The best The Carlton at Oak Landing 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 The Carlton at Oak Landing, homes can take time to sell (a median of 119 days on market), so marketing reach and negotiation make the difference, and values have softened about 2% over the past year, so a disciplined pricing strategy is key.
That local nuance is why a The Carlton at Oak Landing specialist beats a generalist: they know the streets, the HOAs, the school zones, and what buyers here will and won’t pay for.
Recent market activity in The Carlton at Oak Landing
A great agent works from data, not guesswork. Here’s the current snapshot for The Carlton at Oak Landing (from Momentum’s MLS data, as of 2026-08-30):
Market read: Balanced Market (limited data). Use these numbers to pressure-test any agent you interview — a true local will know them cold.
Recent sales in The Carlton at Oak Landing
Real homes recently closed in The Carlton at Oak Landing — the kind of comps a great local agent prices from:
| Address | Details | Sold |
|---|---|---|
| 5811 Atlantic Boulevard #210 | 2 bd / 2 ba · 1,036 sqft · closed 2026-08-13 | $96,000 |
| 5811 Atlantic Boulevard #201 | 2 bd / 2.5 ba · 1,042 sqft · closed 2026-07-10 | $134,000 |
| 5811 Atlantic Boulevard #215 | 1 bd / 1 ba · 758 sqft · closed 2026-06-09 | $90,000 |
| 5811 Atlantic Boulevard #10 | 1 bd / 1 ba · 758 sqft · closed 2026-05-29 | $69,000 |
| 5811 Atlantic Boulevard #211 | 2 bd / 2 ba · 1,036 sqft · closed 2026-05-08 | $99,500 |
| 5811 Atlantic Boulevard #71 | 2 bd / 1.5 ba · 1,018 sqft · closed 2026-04-22 | $125,000 |
Source: Data provided by realMLS. Recent closed sales shown for market context.
Where The Carlton at Oak Landing sales actually landed, 2024–2026
Of the 19 recorded The Carlton at Oak Landing closings since 2024, half landed between $107,250 and $157,860 (the middle two quartiles); the lowest recorded sale was $69,000 and the highest $190,000. If your home sits outside the middle band, the reason usually shows up in the size table below before it shows up in condition.
| Sold price band | Share of closings | Sales |
|---|---|---|
| Under $100,000 | 5 (26%) | |
| $100,000 – $125,000 | 2 (11%) | |
| $125,000 – $150,000 | 3 (16%) | |
| $150,000 – $175,000 | 8 (42%) | |
| None and up | 1 (5%) |
What homes of your size have sold for in The Carlton at Oak Landing
The same recorded closings, split into thirds by living area. Find the row your home falls in: the $/sqft figure times your square footage is the recorded-sales bracket for homes like yours here — a starting range from real closings, not a valuation of your specific property. Larger homes here have been selling at a higher price per square foot than smaller ones ($154 vs $122) — less common, and usually a sign of newer or upgraded product at the top of the range.
| Size group | Median $/sqft | Median sold | Sold range | Sales |
|---|---|---|---|---|
| Smaller homes 758–1,018 sq ft | $122 | $105,000 | $69,000 – $167,500 | 6 |
| Mid-size homes 1,018–1,036 sq ft | $121 | $124,500 | $96,000 – $155,000 | 6 |
| Larger homes 1,042–1,042 sq ft | $154 | $160,720 | $134,000 – $190,000 | 7 |
How The Carlton at Oak Landing 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 |
|---|---|---|---|---|
| The Carlton at Oak Landing | $107,000 | $116 | 119 d | 59 |
| Embassy Place | $254,500 | $183.26 | 41.5 d | – |
| Riverwood Park | $296,000 | $177.46 | 58 d | – |
| Saratoga Point | $255,000 | $160.38 | 108 d | – |
| Regency | $185,000 | $89 | 124 d | 40 |
| Richard Grant | $412,150 | $205.0 | 5.0 d | – |
Momentum Score is Momentum Realty’s proprietary 0-100 community market rating. Figures from Momentum’s MLS data, as of 2026-08-30.
The The Carlton at Oak Landing housing stock, from the live feed
From the live MLS feed as of 2026-09-03: The homes listed or recently sold were built between 1970 and 1970 (median 1970); 13 of 13 listed or recently sold homes report an HOA, median $402/mo; none of the 13 geocoded listed or recently sold homes sits in a FEMA special flood hazard zone (median elevation 21 ft); the features listings here most often name are Boat Dock, Boat Slip, Clubhouse, Fitness Center, Management - Off Site and Maintenance Grounds. See the current The Carlton at Oak Landing listings →
Which way this market is moving
Active inventory across Duval County has fallen over the past year (-16%). About 28% of county listings currently carry a price cut, which tells you how much negotiating room the average seller has already conceded. The Carlton at Oak Landing itself has appreciated about 448% 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 The Carlton at Oak Landing
On a median-priced The Carlton at Oak Landing home ($107,000), property taxes at Duval County’s typical millage of 17.865 run roughly $1,018 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 The Carlton at Oak Landing’s $107,000 median and Duval County’s adopted 17.86 mills (FY2025-26), a home assessed at that price carries roughly $1,910 a year in property tax before exemptions, or about $1,180 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 $1,627 a month (Zillow’s rent index). Rents are moving about 1.6% year over year. County-level yield math pencils to roughly a 6.59% cap rate on typical numbers, before expenses. Home prices run about 4.33x the county’s median household income, the affordability backdrop every buyer here negotiates inside. If you are weighing an investment purchase in The Carlton at Oak Landing, 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 The Carlton at Oak Landing 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.
3 for sale · 1 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 2026-09-12; prices and availability change.
If you’re buying in The Carlton at Oak Landing
Time is on your side in The Carlton at Oak Landing right now. Tour aggressively, compare concessions — rate buydowns and credits often beat a small price cut — and let your agent use days-on-market as negotiating leverage. Every price cut on a listing is information.
If you’re selling in The Carlton at Oak Landing
Selling into a slower The Carlton at Oak Landing market means prep and pricing are the whole game. Interview agents on their marketing reach beyond the MLS, their plan for the first 14 days, and what they would do at day 45 if showings stall. The wrong list price costs more than any commission difference.
Questions to ask before you hire a The Carlton at Oak Landing agent
- How many homes have you sold in or near The Carlton at Oak Landing in the last year — the community recorded 8?
- How would you price my home against the $116 per square foot The Carlton at Oak Landing closings have averaged — and the size-band table above?
- Homes here have been taking about 119 days to go under contract — what is your plan for the first two weeks?
- With about 4.5 months of supply in The Carlton at Oak Landing, 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 The Carlton at Oak Landing
Inside The Carlton at Oak Landing itself, recorded closings have run from $122 per square foot on the smaller homes to $154 on the larger ones — a gap of 21% that a community average hides. An agent who prices from the size table above, not the headline median, is the difference between a home that lingers and one that sells for more, faster.
Top listing agents vs. buyer’s agents in The Carlton at Oak Landing
If you’re selling in The Carlton at Oak Landing, 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 The Carlton at Oak Landing Realtors do both well; ask any agent you interview which side they’re strongest on and how they’d handle yours.
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 The Carlton at Oak Landing resources
- Homes for sale & The Carlton at Oak Landing neighborhood guide
- Duval County real estate market
- Sell your The Carlton at Oak Landing home with a local expert
- Duval County homestead exemption
Common questions
How do I find the best real estate agent in The Carlton at Oak Landing?
What questions should I ask a The Carlton at Oak Landing agent before hiring them?
Does Momentum Realty cover The Carlton at Oak Landing?
What happens after I ask to be matched?
What is the median home price in The Carlton at Oak Landing?
Is The Carlton at Oak Landing a buyer market or a seller market right now?
What should I budget beyond the mortgage in The Carlton at Oak Landing?
What do homes of my size sell for in The Carlton at Oak Landing?
Is The Carlton at Oak Landing in a flood zone?
Does The Carlton at Oak Landing have an HOA, and how much is it?
How much are property taxes in The Carlton at Oak Landing?
Market figures are aggregates from Momentum Realty’s MLS data for The Carlton at Oak Landing, as of 2026-08-30, 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.