Sans Souci vs Southside Estates
Two Duval communities, compared on the numbers that decide it — price, pace, and supply — from live MLS data as of 2026-10-17.
| Metric | Sans Souci | Southside Estates |
|---|---|---|
| Median sale price | $240K | $282K |
| Price per sq ft | $206 | $222 |
| Avg days on market | 33 days | 99 days |
| Months of supply | 2.2 mo | 3.1 mo |
| Market | Balanced Market | Balanced Market |
| 1-year price change | -8% | +1% |
| Recent closings | 38 | 65 |
The verdict
Southside Estates carries the higher median price — about 18% above Sans Souci. Homes in Sans Souci sell faster (33 days on market vs 99). Sans Souci is the tighter market on inventory (2.2 months of supply).
Where each one is
Sans Souci and Southside Estates are about 2 miles apart (straight-line, center to center) and share Duval County.
| Sans Souci | Southside Estates | |
|---|---|---|
| County | Duval County, FL | Duval County, FL |
| City / area | Jacksonville | Jacksonville |
| ZIP | 32216 | 32246 |
| Straight-line to downtown Jacksonville | 5 mi | 7 mi |
| Nearest Atlantic beach | 12 mi, Jacksonville Beach | 10 mi, Jacksonville Beach |
| FEMA flood zones (sampled parcels) | all 15 sampled homes outside a flood zone | all 28 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
| Sans Souci | Southside Estates | |
|---|---|---|
| Homes for sale now | 7 | 17 |
| Under contract | 3 | 6 |
| Asking prices today | $260K to $395K | $200K to $529K |
| Property types listed | Ranch, Single Family Residence | Manufactured Home, Single Family Residence |
Live MLS counts, refreshed with every listing pull. Browse them: Sans Souci homes for sale · Southside Estates homes for sale.
The homes themselves
| Sans Souci | Southside Estates | |
|---|---|---|
| Homes (parcels) | 184 | 961 |
| Built | 1957–1971 (median 1959) | 1916–2024 (median 1952) |
| Typical living area | 1,618 sq ft | 1,386 sq ft |
| Homesteaded (owner-occupied) share | 76% | 57% |
| Vacant lots | 0 | 9 |
Housing-stock figures from the Florida Department of Revenue 2025 assessment roll (public records).
Price history, year by year
| Year | Sans Souci median | Southside Estates median |
|---|---|---|
| 2012 | $67K (29 sales) | $42K (57 sales) |
| 2013 | $74K (55 sales) | $52K (72 sales) |
| 2014 | $90K (60 sales) | $52K (70 sales) |
| 2015 | $102K (53 sales) | $62K (62 sales) |
| 2016 | $125K (54 sales) | $87K (67 sales) |
| 2017 | $144K (50 sales) | $120K (58 sales) |
| 2018 | $162K (60 sales) | $136K (69 sales) |
| 2019 | $161K (44 sales) | $140K (63 sales) |
| 2020 | $185K (48 sales) | $171K (61 sales) |
| 2021 | $220K (60 sales) | $203K (80 sales) |
| 2022 | $260K (70 sales) | $231K (58 sales) |
| 2023 | $265K (42 sales) | $224K (58 sales) |
| 2024 | $272K (32 sales) | $250K (57 sales) |
| 2025 | $265K (38 sales) | $260K (65 sales) |
| 2026 | $275K (39 sales) | $255K (66 sales) |
Since 2012, Sans Souci's median sale price is +310% and Southside Estates's is +507% — Southside Estates has appreciated faster over that stretch.
How each one trades
| Sans Souci | Southside Estates | |
|---|---|---|
| Sale-to-original-list | 98.3% | 95.3% |
| New-construction share of sales | 0% | 2% |
| Typical sold home | 1,304 sq ft | 1,413 sq ft |
| Momentum market-heat score | 64 (hot) | 19 (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
| Sans Souci | Southside Estates | |
|---|---|---|
| Elementary | Hogan-Spring Glen | Southside Estates |
| Middle | Southside | Southside |
| High school | Englewood | Englewood |
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, Sans Souci is the lower entry point (median $240K vs $282K). Buyers who want newer construction (fewer near-term roof, HVAC and re-plumb items, and easier insurance quotes in Florida) will find it in Sans Souci; Southside Estates trades that for a more established street and, typically, larger lots. Sellers get a faster sale in Sans Souci (33 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 Southside Estates more expensive than Sans Souci?
Yes, on recent sales: the median sale price in Southside Estates is $282,000 versus $240,000 in Sans Souci, about 18% higher.
How far apart are Sans Souci and Southside Estates?
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, Sans Souci or Southside Estates?
Sans Souci: its homes were built 1957–1971 with a median year of 1959, versus a median of 1952 in Southside Estates (Florida DOR assessment roll).
Which has bigger homes?
Sans Souci. The typical home there is 1,618 sq ft of living area, versus 1,386 sq ft in Southside Estates.
Which has appreciated more, Sans Souci or Southside Estates?
From 2012 to 2026 the median sale price rose 310% in Sans Souci and 507% in Southside Estates (recorded MLS closings by calendar year).
Where do sellers get closer to asking price?
Sans Souci — sellers there received 98.3% of the original list price over the last 12 months versus 95.3% in Southside Estates.
What high schools serve Sans Souci and Southside Estates?
Listings in Sans Souci most often report Englewood; listings in Southside Estates report Englewood. Zoning is set by the district and can change - verify by address.
Go deeper on each: Sans Souci homes, photos & schools · Southside Estates homes, photos & schools
Figures are aggregates from realMLS / DBAAR, updated regularly. Thinking about either? Talk to Momentum Realty.