James Island vs Seven Pines
Two Duval communities, compared on the numbers that decide it — price, pace, and supply — from live MLS data as of 2026-11-12.
| Metric | James Island | Seven Pines |
|---|---|---|
| Median sale price | $228K | $1.13M |
| Price per sq ft | $193 | $330 |
| Avg days on market | 97 days | 97 days |
| Months of supply | 16.0 mo | 21.0 mo |
| Market | Buyer's Market | Balanced Market |
| 1-year price change | -12% | -9% |
| Recent closings | 12 | 12 |
The verdict
Seven Pines carries the higher median price — about 397% above James Island. James Island is the tighter market on inventory (16.0 months of supply).
Where each one is
James Island and Seven Pines are about 2 miles apart (straight-line, center to center) and share Duval County.
| James Island | Seven Pines | |
|---|---|---|
| County | Duval County, FL | Duval County, FL |
| City / area | Jacksonville | Jacksonville |
| ZIP | 32256 | 32224 |
| Straight-line to downtown Jacksonville | 10 mi | 11 mi |
| Nearest Atlantic beach | 9 mi, Ponte Vedra Beach | 7 mi, Ponte Vedra Beach |
| FEMA flood zones (sampled parcels) | all 24 sampled homes outside a flood zone | all 37 sampled homes outside a flood zone |
Distances are straight-line; driving distance is usually 15 to 30 percent more. Flood-zone shares come from FEMA flood maps matched to sampled parcels; always check the exact address before you close.
What is for sale today
| James Island | Seven Pines | |
|---|---|---|
| Homes for sale now | 16 | 21 |
| Under contract | 1 | 53 |
| Asking prices today | $174K to $729K | $654K to $1.08M |
| Listed in the last 7 days | 0 | 18 |
| Property types listed | Condominium, Single Family Residence | Single Family Residence |
Live MLS counts, refreshed with every listing pull. Browse them: James Island homes for sale · Seven Pines homes for sale.
The homes themselves
| James Island | Seven Pines | |
|---|---|---|
| Homes (parcels) | 52 | 15 |
| Built | 1999–2002 (median 2000) | 2024–2024 (median 2024) |
| Typical living area | 3,020 sq ft | 3,174 sq ft |
| Homesteaded (owner-occupied) share | 86% | 14% |
| Vacant lots | 0 | 42 |
Housing-stock figures from the Florida Department of Revenue 2025 assessment roll (public records).
Price history, year by year
| Year | James Island median | Seven Pines median |
|---|---|---|
| 2023 | $258K (53 sales) | $796K (89 sales) |
| 2024 | $240K (32 sales) | $863K (158 sales) |
| 2025 | $224K (34 sales) | $808K (158 sales) |
| 2026 | $210K (33 sales) | $775K (190 sales) |
Since 2023, James Island's median sale price is -19% and Seven Pines's is -3% — Seven Pines has appreciated faster over that stretch.
How each one trades
| James Island | Seven Pines | |
|---|---|---|
| Sale-to-original-list | 93.8% | 99.2% |
| New-construction share of sales | 0% | 87% |
| Typical sold home | 1,192 sq ft | 2,470 sq ft |
Last 12 months of recorded closings; sale-to-original-list is the share of the first asking price sellers actually got.
Schools the listings are zoned for
| James Island | Seven Pines | |
|---|---|---|
| Elementary | Twin Lakes Academy | Twin Lakes Academy |
| Middle | Twin Lakes Academy | Twin Lakes Academy |
| High school | Atlantic Coast | Atlantic Coast |
The school most often recorded on each community's MLS listings. Always confirm a specific address with the district.
Momentum Realty agents have closed 1 home in James Island and 0 in Seven Pines (brokerage records, both sides counted once). Find an agent who works James Island · Seven Pines.
Which one fits
On budget alone, James Island is the lower entry point (median $228K vs $1.13M). Buyers who want newer construction (fewer near-term roof, HVAC and re-plumb items, and easier insurance quotes in Florida) will find it in Seven Pines; James Island trades that for a more established street and, typically, larger lots.
Neither number set decides it: drive both on a weekday evening, check the HOA documents and the flood zone for the exact street, and price the insurance before you write an offer. A Momentum agent who works both communities can pull the comparable sales for any two specific homes.
Questions people ask
Is Seven Pines more expensive than James Island?
Yes, on recent sales: the median sale price in Seven Pines is $1,134,000 versus $228,000 in James Island, about 397% higher.
How far apart are James Island and Seven Pines?
About 2 miles straight-line, center to center, both in Duval County; driving distance is usually 15 to 30 percent more.
Which has newer homes, James Island or Seven Pines?
Seven Pines: its homes were built 2024–2024 with a median year of 2024, versus a median of 2000 in James Island (Florida DOR assessment roll).
Which has bigger homes?
Seven Pines. The typical home there is 3,174 sq ft of living area, versus 3,020 sq ft in James Island.
Which has appreciated more, James Island or Seven Pines?
From 2023 to 2026 the median sale price rose -19% in James Island and -3% in Seven Pines (recorded MLS closings by calendar year).
Where do sellers get closer to asking price?
Seven Pines — sellers there received 99.2% of the original list price over the last 12 months versus 93.8% in James Island.
What high schools serve James Island and Seven Pines?
Listings in James Island most often report Atlantic Coast; listings in Seven Pines report Atlantic Coast. Zoning is set by the district and can change - verify by address.
Go deeper on each: James Island homes, photos & schools · Seven Pines homes, photos & schools
Figures are aggregates from realMLS / DBAAR, updated regularly. Thinking about either? Talk to Momentum Realty.