Lake Forest vs Riverside
Two Duval communities, compared on the numbers that decide it — price, pace, and supply — from live MLS data as of 2026-10-04.
| Metric | Lake Forest | Riverside |
|---|---|---|
| Median sale price | $230K | $338K |
| Price per sq ft | $136 | $243 |
| Avg days on market | 89 days | 111 days |
| Months of supply | 2.2 mo | 4.3 mo |
| Market | Balanced Market | Buyer-Leaning Market |
| 1-year price change | +13% | -2% |
| Recent closings | 44 | 103 |
The verdict
Riverside carries the higher median price — about 47% above Lake Forest. Homes in Lake Forest sell faster (89 days on market vs 111). Lake Forest is the tighter market on inventory (2.2 months of supply).
Where each one is
Lake Forest and Riverside are about 6 miles apart (straight-line, center to center) and share Duval County.
| Lake Forest | Riverside | |
|---|---|---|
| County | Duval County, FL | Duval County, FL |
| City / area | Jacksonville | Jacksonville |
| ZIP | 32208 | 32009, 32204, 32205 |
| Straight-line to downtown Jacksonville | 4 mi | 3 mi |
| Nearest Atlantic beach | 16 mi, Huguenot Park (Jacksonville) | 18 mi, Atlantic Beach |
| FEMA flood zones (sampled parcels) | 85% of 20 homes outside a flood zone (Zone X) | 97% of 34 homes outside a flood zone (Zone X) |
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
| Lake Forest | Riverside | |
|---|---|---|
| Homes for sale now | 8 | 37 |
| Under contract | 3 | 9 |
| Asking prices today | $125K to $224K | $180K to $1.8M |
| Listed in the last 7 days | 0 | 5 |
| Property types listed | Single Family Residence | Single Family Residence |
Live MLS counts, refreshed with every listing pull. Browse them: Lake Forest homes for sale · Riverside homes for sale.
The homes themselves
| Lake Forest | Riverside | |
|---|---|---|
| Homes (parcels) | 517 | 2,473 |
| Built | 1924–2023 (median 1950) | 1898–2024 (median 1940) |
| Typical living area | 1,651 sq ft | 1,485 sq ft |
| Homesteaded (owner-occupied) share | 58% | 52% |
| Vacant lots | 5 | 21 |
Housing-stock figures from the Florida Department of Revenue 2025 assessment roll (public records).
Price history, year by year
| Year | Lake Forest median | Riverside median |
|---|---|---|
| 2012 | $21K (39 sales) | $92K (76 sales) |
| 2013 | $29K (46 sales) | $115K (103 sales) |
| 2014 | $26K (57 sales) | $125K (133 sales) |
| 2015 | $25K (56 sales) | $181K (138 sales) |
| 2016 | $39K (71 sales) | $195K (128 sales) |
| 2017 | $65K (56 sales) | $180K (148 sales) |
| 2018 | $89K (70 sales) | $214K (141 sales) |
| 2019 | $81K (67 sales) | $245K (154 sales) |
| 2020 | $113K (49 sales) | $265K (149 sales) |
| 2021 | $121K (83 sales) | $290K (173 sales) |
| 2022 | $169K (52 sales) | $347K (174 sales) |
| 2023 | $180K (45 sales) | $335K (115 sales) |
| 2024 | $174K (45 sales) | $380K (100 sales) |
| 2025 | $152K (60 sales) | $378K (128 sales) |
| 2026 | $162K (44 sales) | $338K (103 sales) |
Since 2012, Lake Forest's median sale price is +669% and Riverside's is +265% — Lake Forest has appreciated faster over that stretch.
How each one trades
| Lake Forest | Riverside | |
|---|---|---|
| Sale-to-original-list | 92.5% | 94.4% |
| New-construction share of sales | 2% | 7% |
| Typical sold home | 1,249 sq ft | 1,524 sq ft |
| Momentum market-heat score | 45 (normal) | 18 (cold) |
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
| Lake Forest | Riverside | |
|---|---|---|
| Elementary | North Shore | West Riverside |
| Middle | Matthew Gilbert | Lake Shore |
| High school | Jean Ribault | Riverside |
The school most often recorded on each community's MLS listings. Always confirm a specific address with the district.
Which one fits
On budget alone, Lake Forest is the lower entry point (median $230K vs $338K). Buyers who want newer construction (fewer near-term roof, HVAC and re-plumb items, and easier insurance quotes in Florida) will find it in Lake Forest; Riverside trades that for a more established street and, typically, larger lots. Sellers get a faster sale in Lake Forest (89 days on market on average); buyers get more negotiating room where homes sit longer.
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 Riverside more expensive than Lake Forest?
Yes, on recent sales: the median sale price in Riverside is $338,000 versus $230,000 in Lake Forest, about 47% higher.
How far apart are Lake Forest and Riverside?
About 6 miles straight-line, center to center, both in Duval County; driving distance is usually 15 to 30 percent more.
Which has newer homes, Lake Forest or Riverside?
Lake Forest: its homes were built 1924–2023 with a median year of 1950, versus a median of 1940 in Riverside (Florida DOR assessment roll).
Which has bigger homes?
Lake Forest. The typical home there is 1,651 sq ft of living area, versus 1,485 sq ft in Riverside.
Which has appreciated more, Lake Forest or Riverside?
From 2012 to 2026 the median sale price rose 669% in Lake Forest and 265% in Riverside (recorded MLS closings by calendar year).
Where do sellers get closer to asking price?
Riverside — sellers there received 94.4% of the original list price over the last 12 months versus 92.5% in Lake Forest.
What high schools serve Lake Forest and Riverside?
Listings in Lake Forest most often report Jean Ribault; listings in Riverside report Riverside. Zoning is set by the district and can change - verify by address.
Go deeper on each: Lake Forest homes, photos & schools · Riverside homes, photos & schools
Figures are aggregates from realMLS / DBAAR, updated regularly. Thinking about either? Talk to Momentum Realty.