How to Find the Best Real Estate Agent in Chimney Lakes, Jacksonville
Buying here? See Chimney Lakes homes for sale and the Chimney Lakes community guide (Jacksonville).
In Chimney Lakes, recent sales run a median of about $302,000 ($176/sq ft), typically closing in about 65 days — so accurate local pricing and comparable-sales knowledge are what separate a strong Chimney Lakes agent from an average one.
Chimney Lakes recorded 31 closings in the last 12 months at a median of $302,000, averaging 65 days on market — the numbers any agent you interview here should already know. This guide covers what makes a great Chimney Lakes real estate agent, the questions to ask before you hire, the current Chimney Lakes market in detail, and how to connect with a proven local expert. See the Chimney Lakes neighborhood guide for homes and lifestyle.
What makes a great real estate agent in Chimney Lakes
The best Chimney Lakes 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 Chimney Lakes, homes can take time to sell (a median of 65 days on market), so marketing reach and negotiation make the difference, and values have softened about 7% over the past year, so a disciplined pricing strategy is key.
That local nuance is why a Chimney Lakes 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 Chimney Lakes
A great agent works from data, not guesswork. Here’s the current snapshot for Chimney Lakes (from Momentum’s MLS data, as of 2026-08-30):
Market read: Balanced Market. Use these numbers to pressure-test any agent you interview — a true local will know them cold.
Recent sales in Chimney Lakes
Real homes recently closed in Chimney Lakes — the kind of comps a great local agent prices from:
| Address | Details | Sold |
|---|---|---|
| 8961 Country Bend Circle | 4 bd / 2 ba · 1,978 sqft · closed 2026-08-21 | $359,000 |
| 8801 Ivymill Place | 3 bd / 2 ba · 1,646 sqft · closed 2026-08-11 | $285,000 |
| 8365 Hamden Road | 3 bd / 2 ba · 1,558 sqft · closed 2026-08-03 | $281,000 |
| 9172 Camshire Drive | 3 bd / 2 ba · 1,907 sqft · closed 2026-08-03 | $334,900 |
| 8446 Allwine Court | 3 bd / 2 ba · 1,297 sqft · closed 2026-07-31 | $305,000 |
| 8044 Copperfield Circle | 3 bd / 2 ba · 1,229 sqft · closed 2026-07-16 | $140,000 |
Source: Data provided by realMLS. Recent closed sales shown for market context.
Where Chimney Lakes sales actually landed, 2024–2026
Of the 105 recorded Chimney Lakes closings since 2024, half landed between $270,000 and $325,000 (the middle two quartiles); the lowest recorded sale was $140,000 and the highest $395,000. 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 $250,000 | 8 (8%) | |
| $250,000 – $283,333 | 29 (28%) | |
| $283,333 – $316,667 | 33 (31%) | |
| $316,667 – $350,000 | 22 (21%) | |
| None and up | 13 (12%) |
What homes of your size have sold for in Chimney Lakes
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. Smaller homes here have been selling at a higher price per square foot than larger ones ($192 vs $171) — the usual pattern, since lot, kitchen and baths do not scale with floor area.
| Size group | Median $/sqft | Median sold | Sold range | Sales |
|---|---|---|---|---|
| Smaller homes 1,229–1,523 sq ft | $192 | $267,500 | $140,000 – $328,325 | 35 |
| Mid-size homes 1,525–1,846 sq ft | $175 | $293,000 | $259,130 – $379,900 | 35 |
| Larger homes 1,848–2,514 sq ft | $171 | $330,000 | $289,900 – $395,000 | 35 |
How Chimney Lakes 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 |
|---|---|---|---|---|
| Chimney Lakes | $302,000 | $176 | 65 d | 60 |
| Holly Parke | $274,900 | $194.14 | 28 d | – |
| Olde Sutton Parke | $292,000 | $174.3 | 14 d | – |
| Cranes Landing | $347,500 | $176.35 | 20.5 d | – |
| Weston Woods | $328,000 | $194 | 147 d | 51 |
| Sweetbriar | $370,500 | $178.92 | 10.5 d | – |
Momentum Score is Momentum Realty’s proprietary 0-100 community market rating. Figures from Momentum’s MLS data, as of 2026-08-30.
What is on the market in Chimney Lakes right now
From the live MLS feed as of 2026-09-03: 10 active listings (plus 2 pending) asking from $244,900 to $398,000, median $312,500; 3 of 10 have been on the market over 60 days (median 43 days so far); the homes listed or recently sold were built between 1986 and 2005 (median 1990); 24 of 24 listed or recently sold homes report an HOA, median $40/mo; none of the 22 geocoded listed or recently sold homes sits in a FEMA special flood hazard zone (median elevation 60 ft); the features listings here most often name are Tennis Court(s), Playground, Basketball Court, Jogging Path and Clubhouse. 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 Chimney Lakes 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. Chimney Lakes itself has appreciated about 195% 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 Chimney Lakes
On a median-priced Chimney Lakes home ($302,000), property taxes at Duval County’s typical millage of 17.865 run roughly $4,502 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 Chimney Lakes’s $302,000 median and Duval County’s adopted 17.86 mills (FY2025-26), a home assessed at that price carries roughly $5,400 a year in property tax before exemptions, or about $4,660 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 Chimney Lakes, 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 Chimney Lakes 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.
10 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 2026-09-14; prices and availability change.
If you’re buying in Chimney Lakes
Time is on your side in Chimney Lakes 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 Chimney Lakes
Selling into a slower Chimney Lakes 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 Chimney Lakes agent
- How many homes have you sold in or near Chimney Lakes in the last year — the community recorded 31?
- How would you price my home against the $176 per square foot Chimney Lakes closings have averaged — and the size-band table above?
- Homes here have been taking about 65 days to go under contract — what is your plan for the first two weeks?
- With about 3.1 months of supply in Chimney Lakes, 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 Chimney Lakes
Inside Chimney Lakes itself, recorded closings have run from $192 per square foot on the smaller homes to $171 on the larger ones — a gap of 12% 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 Chimney Lakes
If you’re selling in Chimney Lakes, 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 Chimney Lakes 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 Chimney Lakes
In Jacksonville, Momentum Realty listed and closed 295 homes in the last 12 months at a median sale price of $310,000 (most recent closing September 2026). The communities we close most often in: The Woods (5), Arlington Hills (4), Osprey Landing (4), Bartram Springs (3), Pearl Court (3), Spring Park Manor (3), Victoria Lakes (3), Winchester Ridge (3). 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 664 transactions in Jacksonville in the 12 months to September 2026: 295 as the listing brokerage, 338 representing the buyer, 31 on both sides; median sale $310,000 (brokerage closed records; full sales record).
Momentum agents who work Jacksonville
- Matthew BraddyMRP · 3 years · Jacksonville, FLWaterfront / ocean / river
- Jessica CrittendenSFR, BPOR · 7 years · Jacksonville, FLNew construction
- Carolina Salcedo14 years · Jacksonville, FLReal estate investors
- Juanita Vasquez8 years · Jacksonville, FLLuxury
- Daniela Acosta1 years · Greater Jacksonville areaMulti-family
- Nate Watson13 years · Jacksonville, FLLuxury
- Paris Herbin, GRIABR, GRI, C2EX, AHWD · 5 years · Jacksonville, FLRelocation
- Sarah Luther3 years · North Jacksonville, FLWaterfront / ocean / river
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 Chimney Lakes resources
- Homes for sale & Chimney Lakes neighborhood guide
- Duval County real estate market
- Sell your Chimney Lakes home with a local expert
- Duval County homestead exemption
Common questions
How do I find the best real estate agent in Chimney Lakes?
What questions should I ask a Chimney Lakes agent before hiring them?
Does Momentum Realty cover Chimney Lakes?
What happens after I ask to be matched?
What is the median home price in Chimney Lakes?
Is Chimney Lakes a buyer market or a seller market right now?
What should I budget beyond the mortgage in Chimney Lakes?
What do homes of my size sell for in Chimney Lakes?
Is Chimney Lakes in a flood zone?
Does Chimney Lakes have an HOA, and how much is it?
How much are property taxes in Chimney Lakes?
Market figures are aggregates from Momentum Realty’s MLS data for Chimney Lakes, 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.