Sutton Lakes vs Tamaya
Two Duval communities, compared on the numbers that decide it — price, pace, and supply — from live MLS data as of 2026-11-13.
| Metric | Sutton Lakes | Tamaya |
|---|---|---|
| Median sale price | $395K | $805K |
| Price per sq ft | $223 | $335 |
| Avg days on market | 49 days | 102 days |
| Months of supply | 5.2 mo | 2.0 mo |
| Market | Buyer-Leaning Market | Seller's Market |
| 1-year price change | +1% | -11% |
| Recent closings | 32 | 41 |
The verdict
Tamaya carries the higher median price — about 104% above Sutton Lakes. Homes in Sutton Lakes sell faster (49 days on market vs 102). Tamaya is the tighter market on inventory (2.0 months of supply).
Where each one is
Sutton Lakes and Tamaya are about 2 miles apart (straight-line, center to center) and share Duval County.
| Sutton Lakes | Tamaya | |
|---|---|---|
| County | Duval County, FL | Duval County, FL |
| City / area | Jacksonville | Jacksonville |
| ZIP | 32246 | 32246 |
| Straight-line to downtown Jacksonville | 9 mi | 11 mi |
| Nearest Atlantic beach | 7 mi, Atlantic Beach | 5 mi, Jacksonville Beach |
| FEMA flood zones (sampled parcels) | all 18 sampled homes outside a flood zone | 88% of 17 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
| Sutton Lakes | Tamaya | |
|---|---|---|
| Homes for sale now | 14 | 7 |
| Under contract | 3 | 6 |
| Asking prices today | $348K to $549K | $630K to $2.25M |
| Property types listed | Single Family Residence | Single Family Residence |
Live MLS counts, refreshed with every listing pull. Browse them: Sutton Lakes homes for sale · Tamaya homes for sale.
The homes themselves
| Sutton Lakes | Tamaya | |
|---|---|---|
| Homes (parcels) | 509 | 310 |
| Built | 1996–2004 (median 2001) | 2017–2024 (median 2022) |
| Typical living area | 2,070 sq ft | 3,180 sq ft |
| Homesteaded (owner-occupied) share | 73% | 78% |
| Vacant lots | 0 | 6 |
Housing-stock figures from the Florida Department of Revenue 2025 assessment roll (public records).
Price history, year by year
| Year | Sutton Lakes median | Tamaya median |
|---|---|---|
| 2014 | $170K (82 sales) | $446K (14 sales) |
| 2015 | $185K (64 sales) | $482K (48 sales) |
| 2016 | $195K (55 sales) | $496K (59 sales) |
| 2017 | $220K (64 sales) | $455K (87 sales) |
| 2018 | $229K (52 sales) | $522K (101 sales) |
| 2019 | $239K (56 sales) | $540K (111 sales) |
| 2020 | $260K (72 sales) | $561K (128 sales) |
| 2021 | $305K (64 sales) | $625K (109 sales) |
| 2022 | $400K (47 sales) | $745K (168 sales) |
| 2023 | $368K (29 sales) | $879K (123 sales) |
| 2024 | $400K (43 sales) | $994K (120 sales) |
| 2025 | $406K (32 sales) | $970K (87 sales) |
| 2026 | $383K (32 sales) | $875K (42 sales) |
Since 2014, Sutton Lakes's median sale price is +125% and Tamaya's is +96% — Sutton Lakes has appreciated faster over that stretch.
How each one trades
| Sutton Lakes | Tamaya | |
|---|---|---|
| Sale-to-original-list | 96.8% | 96.0% |
| New-construction share of sales | 0% | 2% |
| Typical sold home | 1,813 sq ft | 2,578 sq ft |
| Momentum market-heat score | 36 (cold) | 11 (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
| Sutton Lakes | Tamaya | |
|---|---|---|
| Elementary | Brookview | Kernan Trail |
| Middle | Landmark | Kernan |
| High school | Sandalwood | Atlantic Coast |
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, Sutton Lakes is the lower entry point (median $395K vs $805K). Buyers who want newer construction (fewer near-term roof, HVAC and re-plumb items, and easier insurance quotes in Florida) will find it in Tamaya; Sutton Lakes trades that for a more established street and, typically, larger lots. Sellers get a faster sale in Sutton Lakes (49 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 Tamaya more expensive than Sutton Lakes?
Yes, on recent sales: the median sale price in Tamaya is $805,000 versus $395,000 in Sutton Lakes, about 104% higher.
How far apart are Sutton Lakes and Tamaya?
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, Sutton Lakes or Tamaya?
Tamaya: its homes were built 2017–2024 with a median year of 2022, versus a median of 2001 in Sutton Lakes (Florida DOR assessment roll).
Which has bigger homes?
Tamaya. The typical home there is 3,180 sq ft of living area, versus 2,070 sq ft in Sutton Lakes.
Which has appreciated more, Sutton Lakes or Tamaya?
From 2014 to 2026 the median sale price rose 125% in Sutton Lakes and 96% in Tamaya (recorded MLS closings by calendar year).
Where do sellers get closer to asking price?
Sutton Lakes — sellers there received 96.8% of the original list price over the last 12 months versus 96.0% in Tamaya.
What high schools serve Sutton Lakes and Tamaya?
Listings in Sutton Lakes most often report Sandalwood; listings in Tamaya report Atlantic Coast. Zoning is set by the district and can change - verify by address.
Go deeper on each: Sutton Lakes homes, photos & schools · Tamaya homes, photos & schools
Figures are aggregates from realMLS / DBAAR, updated regularly. Thinking about either? Talk to Momentum Realty.