Mandarin
Homes for Sale in Jacksonville, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo courtesy of CHRISTIE'S INTERNATIONAL REAL ESTATE FIRST COAST · via realMLS
Homes For Sale Right Now in Mandarin
Live MLS inventory for Mandarin. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active · 71 daysTop listing
Active · 8 days
Active · 58 days
Active · 72 days
Active · 206 days
Active · 60 days
Active · 3 days
Active · 299 days
Active · 157 days
Active · 70 days
Active · 127 days
Active · 135 days
Active · 4 days
Active · 82 daysActive and pending Mandarin listings as of 2026-09-13, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
What sets price in Mandarin is condition and vintage, not a single product type. The median year built is 1983 and the housing stock reaches back as far as 1887 and forward to 2024, so you are shopping across generations of construction on the same map. That spread is why the median lands at $513,500 and roughly $236 per square foot on a median home of about 2,189 square feet — updated homes and raw originals trade on the same street, and the number you pay tracks the work already done or still owed.
The current posture is balanced, leaning patient. A market heat score of 42 and a median 50 days on market tell sellers this is not a snap-your-fingers sale; it rewards correct pricing and presentation over hope. Values are up 2.7% year over year and 193% since 2012, so momentum is real but measured. Buyers have room to inspect, negotiate, and walk — and with a homestead share near 78%, most owners here are not distressed sellers who have to move fast.
Mandarin right now
🔴 Seller-leaning market. 2.5 months of supply and 36% of the inventory already under contract give sellers the pressure advantage.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of realMLS records, as of September 12, 2026. Confidence: Very High (53 active and pending listings, 154 closed sales in 12 months).
🟡 Still climbing. The trailing-12-month median ($350K) is up 0.0% from the prior 12 months ($350K) and up 159% since 2012.Momentum Research, record-level realMLS closed sales, 12-month windows ending September 12. Confidence: Very High (154 and 119 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated September 12, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Mandarin market snapshot (as of September 12, 2026): the median sale price is about $350K ($220 per sq ft over the trailing 12 months of closed sales), a median 27 days on market for closed sales, and 2.5 months of supply, a seller-leaning market. The trailing-12-month median is up 0% from the prior 12 months and up 159% since 2012, computed from record-level realMLS closed sales (154 closings in the current window).
Mandarin is a community of 1,198 homes in Jacksonville, Duval County, built between 1887 and 2024 (median 1979.0), with a median living area of about 1,912 square feet. 77% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Mandarin is a large, long-established section of southwest Jacksonville in Duval County — nearly 3,927 homes spanning more than a century of building, which means the search is less about a fixed price and more about matching condition and era to your plan.
The setting & the homes.
Aerial and on-site photos of Mandarin. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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MandarinPhotos from realMLS listings in Mandarin; content deemed reliable but not guaranteed.
Who Mandarin is best for.
Best for
- Buyers targeting the roughly $513,500 median who want an established, centrally located Duval County address
- Renovation-minded buyers ready to underwrite an older home and add value through condition
- Move-up buyers wanting more living space who can take the time a 50-day market allows
Probably not for
- Buyers who need to close and resell quickly and want a hot, fast-turnover market
- Anyone seeking a uniform, new-construction-only community rather than a mix of eras
- Budget-first buyers who cannot flex around a wide, condition-driven price spread
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 12 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($350K) IS the median in the snapshot above, and the move from 2025 ($350K) IS the +0.0% one-year change.
Windows contain 99 to 208 sales each (154 in the current window); every figure carries its sample size. Source: Data provided by realMLS. Deemed reliable but not guaranteed.
36% of homes for sale in ZIP 32223 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-09-12).
Mandarin Market Scorecard
Mandarin is currently a seller-leaning market. About 2.5 months of supply, a median asking price of $399,900, and homes go under contract in about 60 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Housing distress & ownership in Mandarin, Jacksonville
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Source: Data provided by realMLS. Deemed reliable but not guaranteed.
Mandarin on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from realMLS. Map data © OpenStreetMap, tiles © CARTO.
Life at Mandarin
- Neighborhood park · A park is located on Lake Mandarin Circle East within the community.
- Lake access · The community provides lake access for residents.
- Private streets · The subdivision includes private streets serving cluster/patio home sections of the community.
Sources: Lake Mandarin Homeowners Association. Amenity access and membership terms vary and can change; verify current details with the community.
How far is everything?
Everyday stops around Mandarin are close: the nearest groceries is about 2 minutes away.
- Publix · Groceries2 min
- ZENSHI Handcrafted Sushi · Dining2 min
- Mandarin Oaks Shopping Center · Shopping2 min
- Walter Jones Historic Park · Parks2 min
- Analisis · Health3 min
- Starbucks · Coffee3 min
Approximate drive times via Mapbox Search + Directions, 2026-07-03. Verify for a specific address.
Schools
- Duval County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Mandarin Oaks Elementary SchoolFLDOE grade A · PreK-5
- Mandarin Middle SchoolFLDOE grade A · 6-8
- Mandarin High SchoolFLDOE grade A · 9-12
Grades are official Florida Department of Education school grades for 2025-26. Assignments are reported as of the 2025-26 year and can change; always confirm with Duval County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Mandarin address.
Recent Developments in Mandarin
Development, infrastructure, retail, and school activity affecting Mandarin, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated September 2026.
- September 2026Development
UF Health partner Intuitive is identified for a possible freestanding emergency room in Mandarin
City utility JEA received a service availability request for a freestanding emergency room in Mandarin, with UF Health Jacksonville partner Intuitive identified on the filing. The Daily Record reports it would be a possible fifth UF Health hybrid emergency and urgent care center in the Jacksonville area.
What it may mean for the marketA hybrid emergency and urgent care center could shorten drive times for Mandarin households that now travel outside the area for emergency care, if the project moves past the utility request stage.
Source: Jacksonville Daily Record - June 2026Retail & Dining
Burlington appears to be adding a second smaller Mandarin store
Burlington Stores appears to be pursuing a second Mandarin area location in about 28,020 square feet at Riverplace Shopping Center. The company indicated it would likely share more information later in the year closer to 2027 and said it has no current plans to close its existing Old St. Augustine Plaza store.
What it may mean for the marketIf it moves forward, the store could add to retail options in the area, though timing remains uncertain.
Source: Jacksonville Daily Record - June 2026Retail & Dining
Franchisee proposes Mandarin Dairy Queen
A closed Burger King at 11031 Old St. Augustine Road in Mandarin is in review for conversion into a Dairy Queen Grill and Chill. Depending on permits, construction could start in time for an October opening. The property owner leases the site to the franchisee group.
What it may mean for the marketThe proposal could bring another quick service dining option to the corridor if permitting proceeds.
Source: Jacksonville Daily Record - June 2026Retail & Dining
Sparkle dog grooming approved for Mandarin Corners build-out
The city approved a tenant build-out for Sparkle, a dog grooming business, in 1,368 square feet at 10991 San Jose Blvd. in the Mandarin Corners shopping center. The June 4 permit lists AEC Integrated LLC as contractor at a stated cost of about $65,000.
What it may mean for the marketSmall service tenants continue to backfill space at Mandarin Corners, which may signal steady leasing demand along this stretch of San Jose Boulevard as the adjacent Raising Cane's site advances.
Source: Jacksonville Daily Record - May 2026Retail & Dining
Raising Cane's issued permits at Mandarin Corners on San Jose Boulevard
The city issued permits May 29 for Raising Cane's Chicken Fingers to build on a 1.05 acre site at 10989 San Jose Blvd in the Mandarin Corners shopping center, south of Interstate 295. It would be the chain's fourth identified Jacksonville site.
What it may mean for the marketA high-volume drive-thru brand committing to Mandarin Corners may reinforce San Jose Boulevard's standing as a regional retail spine, which could support surrounding commercial occupancy.
Source: Jacksonville Daily Record - April 2026Retail & Dining
Sierra picks Riverplace Shopping Center in Mandarin for first Florida store
TJX Cos. announced its Sierra active and outdoor-gear banner would open its first Florida store May 30 at Riverplace Shopping Center, 11111 San Jose Blvd, Suite 57, in Mandarin south of Interstate 295. The opening adds a new anchor-adjacent tenant to the center.
What it may mean for the marketA national retailer choosing Mandarin for a first-in-state location may indicate the corridor's trade-area metrics compare favorably statewide, which could attract additional first-to-market concepts.
Source: Jacksonville Daily Record - April 2026Retail & Dining
Five Below builds out new store at Claire Lane Center in Mandarin
Permitting records reported by the Jacksonville Daily Record show Five Below continuing interior improvements for a new store at the Claire Lane Center in Mandarin. The value retailer's project adds another national tenant to the San Jose Boulevard area lineup.
What it may mean for the marketContinued national-tenant build-outs in Mandarin centers could lower retail vacancy along the corridor, a trend that historically accompanies steady household demand nearby.
Source: Jacksonville Daily Record - February 2026Retail & Dining
H&H Bagels sets March 5 opening at 10025 San Jose Blvd
New York-based H&H Bagels planned a March 5, 2026 opening at 10025 San Jose Blvd in Mandarin, its second Northeast Florida location, the Jacksonville Daily Record reported. The city had issued the build-out permit in September 2025.
What it may mean for the marketFast-casual brands expanding into Mandarin within months of permitting may suggest tenant demand for San Jose Boulevard frontage remains active, which could keep retail rents firm.
Source: Jacksonville Daily Record - October 2025Retail & Dining
Home Depot opens 132,975 square foot Mandarin store on former Kmart site
The Home Depot set an October 15 community event and October 16 regular opening for its new store at 9600 San Jose Blvd, built on the 11.64 acre former Kmart site near Old St. Augustine Road. The 132,975 square foot store includes a 25,074 square foot garden center, with construction valued at about 8 million dollars.
What it may mean for the marketRedevelopment of a long-vacant big-box parcel into a national home improvement anchor could lift activity at adjacent centers and may signal renewed retailer confidence in the Mandarin corridor.
Source: Jacksonville Daily Record - October 2025Development
Hakimian buys closed dealership to expand Gates of Olde Mandarin center
Hakimian Holdings paid 2.545 million dollars for the closed Vaughn Motorgroup dealership on 1.03 acres at 11350 San Jose Blvd, planning to merge the parcel with its neighboring Gates of Olde Mandarin shopping center. The firm intends to remodel the 1985 building into more than 11,000 square feet of additional retail space.
What it may mean for the marketLocal landlords assembling and retrofitting San Jose Boulevard parcels may point to limited developable frontage on the corridor, a condition that historically supports commercial property values.
Source: Jacksonville Daily Record - August 2025Retail & Dining
Hibbett Sports building out store at Mandarin Corners
Permitting records reported by the Jacksonville Daily Record show Hibbett Sports building out a store at the Mandarin Corners shopping center on San Jose Boulevard. The sporting goods retailer joins the Walmart-anchored center's tenant mix.
What it may mean for the marketNew tenant build-outs at established Mandarin centers may indicate landlords are successfully refreshing tenant rosters, which could sustain foot traffic for surrounding businesses.
Source: Jacksonville Daily Record - July 2025Retail & Dining
Bodybar Pilates building out studio in Mandarin
The Jacksonville Daily Record's permitting roundup reported Bodybar Pilates building out a fitness studio location in Mandarin. The boutique fitness franchise adds a service-oriented tenant to the area's retail mix.
What it may mean for the marketBoutique fitness operators entering Mandarin may reflect demand for service and wellness tenants in the corridor, a category that historically helps anchor steady repeat visits to shopping centers.
Source: Jacksonville Daily Record
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
The Mandarin buying strategy.
If we were buying in Mandarin today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Come strong and clean. Homes here move, so lead with your best terms and financing ready rather than a low anchor.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Mandarin.
Why the median hides the real story
With a build range from 1887 to 2024 and a median build year of 1983, Mandarin is not one market — it is several stacked on top of each other. A mid-century original and a recent infill build can sit blocks apart, and the $236-per-square-foot median masks a genuinely wide spread driven by renovation status, lot, and age. Read each listing on its own merits; the community average will mislead you on any single house.
At 50 days to a typical sale and a heat score of 42, this is a market that gives you time. That favors the buyer willing to underwrite condition carefully and the seller willing to prep and price to the current reality rather than last year's headlines. The 2.7% year-over-year figure is steady, not frothy, and the deep 193% gain since 2012 reflects a long runway already traveled — useful history, not a forecast.
The location and the amenities are priced into every listing in Mandarin. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Mandarin buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 5 factors (7.7). Basis: Long-Term Appreciation +159% since 2012; Recent Direction +0.0% year-over-year; Liquidity & Demand 2.5 months of supply; Owner Commitment 77% owner-occupied; Pricing Power 97.3% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a community this varied, the value is in reading one house against the block, not against the median. We help buyers price condition and vintage accurately before they commit, and we help sellers position against the specific comparables that matter at $513,500 and a 50-day pace — so you are working from what the current market actually supports, not a round-number guess.
Mandarin in 15 seconds.
HOA, CDD & Fees
- No CDD
- HOA reported ~$250/year
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Lake Mandarin Homeowners Association, Inc. is managed by Elim Services (1941 Mayport Road, Atlantic Beach, FL 32233); the community was established in 1978 and includes 312 residences, with 171 single-family homes and 141 cluster/patio homes on private streets.
Page states no CDD.
Tools for a Mandarin buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Mandarin sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Mandarin, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Mandarin home worth?
Get a no-obligation home value based on real comparable sales in Mandarin, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See homes for sale in Mandarin on the map →
Frequently Asked Questions
What is the median home price in Mandarin?
How long do homes in Mandarin take to sell?
Is Mandarin a buyer's or seller's market right now?
How many homes are in Mandarin?
What share of Mandarin is owner-occupied?
When were the homes in Mandarin built?
Have Mandarin home prices gone up?
What schools serve Mandarin?
Who is the best real estate agent for Mandarin?
How do I find a top Jacksonville real estate agent who knows Mandarin?
Can Momentum Realty connect me with an agent for Mandarin?
Should you buy in Mandarin?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Mandarin with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: September 13, 2026) |
| Community market stats | realMLS closed sales, 12-month windows ending September 12, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (12 streets, ZIP 32223/32225/32257/32258/32259/32666)) |
| Under-contract shares | realMLS records, as of 2026-09-12 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2001 (3,678 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of realMLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the realMLS member average and 8 days faster, and we’ll price yours against live local comps.
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