The Woods
Homes for Sale in Jacksonville, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo courtesy of REAL BROKER LLC · via realMLS
Homes For Sale Right Now in The Woods
Live MLS inventory for The Woods. 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 · 109 daysTop listing
Active · 126 days
Active · 32 days
Active · 50 days
Pending · 116 days
Pending · 28 days
Pending · 5 daysActive and pending The Woods listings as of 2026-10-23, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
Price here is set less by a rising market than by scarcity and condition. With just 6 active listings against 814 homes and 84.3% owner-occupied, very little turns over, and what does trade sets the median at $514,500, or about $239 a foot on a typical 2,518-square-foot home. Stock built between 1974 and 2022 with a median build year of 1988 means condition varies widely from house to house, and that spread — not a tidy price band — is what actually moves individual numbers.
The posture is a contradiction worth naming: 1.9 months of supply reads seller-leaning, yet prices are off 12.1% year-over-year and the heat score sits at a cool 23. Read that as thin and slow rather than hot. Sellers still hold leverage on genuinely updated homes because so few exist for sale; buyers get real negotiating room on anything dated or overpriced, and with a median around 40 days on market, nothing is moving in a weekend. Over a longer horizon the area has risen 149% since 2012, but recent direction is softer.
Figures in this note are as of July 14, 2026. The live market numbers elsewhere on this page update nightly and are newer.
The Woods right now
🟡 Balanced market. 1.3 months of supply and 43% of the inventory already under contract put buyers and sellers on roughly even footing.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 October 23, 2026. Confidence: Very High (7 active and pending listings, 36 closed sales in 12 months).
🔴 Off the recent peak. The trailing-12-month median ($495K) is down 10.8% from the prior 12 months ($555K) and up 159% since 2012.Momentum Research, record-level realMLS closed sales, 12-month windows ending October 23. Confidence: High (36 and 26 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 23, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
The Woods market snapshot (as of October 23, 2026): the median sale price is about $495K ($241 per sq ft over the trailing 12 months of closed sales), a median 33 days on market for closed sales, and 1.3 months of supply, a balanced market. The trailing-12-month median is down 11% from the prior 12 months and up 159% since 2012, computed from record-level realMLS closed sales (36 closings in the current window).
The Woods is a community of 250 homes in Jacksonville, Duval County, built between 1974 and 2022 (median 1983.0), with a median living area of about 2,262 square feet. 76% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
The Woods is a low-turnover, overwhelmingly owner-occupied pocket of Jacksonville where inventory stays scarce, so the real variable is the condition of the handful of homes that actually come up for sale.
The setting & the homes.
Aerial and on-site photos of The Woods. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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The WoodsPhotos from realMLS listings in The Woods; content deemed reliable but not guaranteed.
Who The Woods is best for.
Best for
- Buyers targeting a roughly mid-$500s, ~2,500-square-foot home who value stability over a fast-moving market
- Patient shoppers willing to wait out scarce inventory for the right condition
- Long-hold owners comfortable with a market that has risen over years but softened recently
Probably not for
- Buyers who need several options on the table at once
- Anyone on a tight timeline who cannot wait for the right listing to appear
- Short-term flippers counting on quick appreciation, given the recent year-over-year decline
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending October 23 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($495K) IS the median in the snapshot above, and the move from 2025 ($555K) IS the -10.8% one-year change.
Windows contain 22 to 61 sales each (36 in the current window); every figure carries its sample size. Source: Data provided by realMLS. Deemed reliable but not guaranteed.
27% of homes for sale in ZIP 32246 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 (2026-10-20).
The Woods Market Scorecard
The Woods is currently a balanced market. About 1.3 months of supply, a median asking price of $472,500, and homes go under contract in about 109 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 The Woods, 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.
The Woods 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 contributors.
Life at The Woods
- Gated access · Gated community with a barcode gate-entry system and a separate lane for boats, RVs and trailers
- Swimming pool · Junior Olympic-size community pool (seasonal, roughly late April through late September)
- Tennis courts · Eight lighted clay tennis courts
- Clubhouse · Community clubhouse available for resident rental
- Playground & ballfields · Community playground plus baseball and soccer field(s)
- Basketball court · Lighted basketball court
- Nature trails · Reported 4+ miles of nature walking trails
- Lakes & ponds · Community ponds/lakes with fountains; some lots have pond/lake views
Sources: Marsh Landing Management; Frankel Realty Group; Brad Officer / Round Table Realty. Amenity access and membership terms vary and can change; verify current details with the community.
How far is everything?
Everyday stops around The Woods are close: the nearest dining is about 3 minutes away.
- Habit Burger & Grill · Dining3 min
- Hodges Plaza · Shopping4 min
- 7 Brew Coffee · Coffee4 min
- Patton Park · Parks5 min
- Keely Clare · Groceries6 min
- Reunion Rehabilitation Hospital · Health7 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
- Alimacani Elementary (Duval)FLDOE grade A · Public K-5
- Duncan U. Fletcher Middle (Duval)FLDOE grade A · Public 6-8
- Sandalwood High School (Duval)FLDOE grade A · Public 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 The Woods address.
Recent Developments in The Woods
Development, infrastructure, retail, and school activity affecting The Woods, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- October 2026Market
St. Johns County denies 4,462-acre Palm Valley farmland housing application under new state enclave law
Commissioners denied 3-2 on Sept. 15 the 4,462-acre Palm Valley application near Nocatee under the state agricultural enclave law, and the county plans to fight it in court. Another proposal of nearly 1,200 acres and about 15,000 homes south of St. Augustine was approved in August, then denied 3-2 on Sept. 28. St. Johns County has received 16 applications under the law.
What it may mean for the marketThe outcome of these applications will shape how much new housing supply can be added on rural land in the county. The site is about 10 miles south of The Woods.
Source: Jacksonville Today - September 2026Infrastructure
JEA advances about $690 million in infrastructure projects including Fulton Cut transmission line raise near JAXPORT
JEA is moving forward with three water reclamation projects (Blacks Ford in northwest St. Johns County, over $220 million; near Jacksonville International Airport, about $193 million; East Arlington, just under $165 million) and the $117 million Fulton Cut transmission line clearance over the St. Johns River near Blount Island. Fulton Cut, shared with JAXPORT and the city, is expected to finish in summer 2027 and all four projects by 2030.
What it may mean for the marketRaised power lines support larger ship access to port terminals, and new reclamation capacity supports growth in surrounding areas. The site is about 6 miles northwest of The Woods.
Source: News4JAX - September 2026Development
Gateway Jax seeks more than $70 million in city incentives for Riverfront Plaza tower and Hotel Merrydelle
Gateway Jax is requesting about $55.4 million in incentives for a 17-story, roughly $271.5 million Riverfront Plaza tower with 130 to 170 hotel rooms and 50 to 150 residences on Independent Drive. It also seeks a $15 million loan for the nearly $50 million renovation of the former Ambassador Hotel at 420 Julia Street. The Downtown Investment Authority board votes Sept. 16 and City Council has the final say.
What it may mean for the marketIf approved, the projects would add hotel rooms, residences and restaurants along the Downtown riverfront. The project is about 12 miles west of The Woods, elsewhere in Duval County.
Source: Jacksonville Today - July 2026Development
Culinary Institute of America selects Jacksonville for Southeast campus
News4Jax reported that the Culinary Institute of America chose downtown Jacksonville for its Southeast hub, to be located at 330 E. Bay Street on the Northbank riverfront. The campus would anchor a $160.5 million hotel and convention center development. The city previously approved up to $35 million in incentives, and the Downtown Investment Authority is finalizing agreements on design and property details.
What it may mean for the marketAnchors a major downtown riverfront redevelopment that pairs an educational campus with hotel and convention space, adding institutional and commercial investment to the urban core alongside Riverfront Plaza and Pearl Square. The project is about 11 miles west of The Woods, elsewhere in Duval County.
Source: News4Jax - April 2026Development
Southeast Toyota opens $170M vehicle-processing facility at JAXPORT's Blount Island, adding 400-plus jobs
Southeast Toyota Distributors dedicated a new vehicle processing facility at JAXPORT's Blount Island Marine Terminal in April 2026. The company put the investment at $170 million and said the facility created more than 400 full-time jobs, most of them hired locally.
What it may mean for the marketA large new employment center on Blount Island adds sustained local job demand, a factor that has historically supported nearby housing absorption. The site is about 6 miles northwest of The Woods.
Source: JAXPORT - February 2026Infrastructure
JAXPORT details $250M Blount Island modernization and record cargo in 2026 State of the Ports
At its February 2026 State of the Ports address, JAXPORT outlined a $250 million modernization of Blount Island's container and vehicle-handling capabilities and reported record fiscal-2025 cargo volumes. The port also said an air-draft expansion to accommodate larger ships is on track to finish by the end of 2026.
What it may mean for the marketContinued heavy investment in the Blount Island port complex anchors long-term industrial employment on the northeast side, a structural demand driver for the surrounding area. The site is about 6 miles northwest of The Woods.
Source: News4Jax
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 The Woods buying strategy.
If we were buying in The Woods 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.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
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 The Woods.
A thin, condition-driven resale market
The headline numbers pull in opposite directions. Months of supply at 1.9 is genuinely tight, which normally signals a hot market, but the heat score of 23 and a 12.1% year-over-year decline in the median say otherwise. The reconciliation is turnover: with 84.3% of the 814 homes owner-occupied and only 36 closings in the measured window, this is a place where few homes list and each sale carries outsized weight in the stats. Low supply here reflects owners staying put, not a bidding frenzy.
For a buyer, that means patience and selectivity. The housing stock spans nearly five decades, 1974 to 2022, with a median build year of 1988, so two homes at similar prices can be in very different shape. Expect to underwrite each property on its own condition rather than a neighborhood price band, and use the roughly 40-day median days-on-market as leverage on anything that has lingered. For a seller, the lesson is inverse: a well-updated home stands out precisely because so little competes with it, while a dated or aspirationally priced listing will sit.
The location and the amenities are priced into every listing in The Woods. 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 The Woods 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 (7.4). Basis: Long-Term Appreciation +159% since 2012; Recent Direction -10.8% year-over-year; Liquidity & Demand 1.3 months of supply; Owner Commitment 76% owner-occupied; Pricing Power 96.8% sale-to-list. Refreshed with each data update.
Why work with Momentum here
A market this thin rewards local read over algorithms. With only a handful of homes active at any time and wide swings in condition across a 1974-to-2022 build range, pricing and offer strategy come down to comparing specific properties, not leaning on a formula. We prepare hand-built valuations, tell you when a listing is priced ahead of its condition, and help sellers position an updated home to stand out against scarce competition.
The Woods in 15 seconds.
HOA, CDD & Fees
- No CDD
- HOA reported ~$160/month
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Mandatory HOA (The Woods Community Association), managed by Marsh Landing Management; assessments billed monthly and cover gate/security, roads reserve and community maintenance.
Page states no CDD.
Flood & Insurance Context
Of 16 sampled listing addresses in this community: 100% outside the FEMA Special Flood Hazard Area (Zone X/B/C).
Address-sampled; individual parcels vary - verify any specific address at msc.fema.gov. Check any address at FEMA's Flood Map Service Center, and see average home-insurance costs by Florida county.
Source: FEMA National Flood Hazard Layer, address-level lookups (n=16) · as of 2026-10
Tools for a The Woods 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 The Woods sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in The Woods, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your The Woods home worth?
Get a no-obligation home value based on real comparable sales in The Woods, 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 The Woods on the map →
Frequently Asked Questions
What is the median home price in The Woods?
How long do homes in The Woods take to sell?
Is The Woods a buyer's or seller's market right now?
How many homes are in The Woods?
What share of The Woods is owner-occupied?
When were the homes in The Woods built?
Have The Woods home prices gone up?
What schools serve The Woods?
Who is the best real estate agent for The Woods?
How do I find a top Jacksonville real estate agent who knows The Woods?
Can Momentum Realty connect me with an agent for The Woods?
Should you buy in The Woods?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near The Woods with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: October 23, 2026) |
| Community market stats | realMLS closed sales, 12-month windows ending October 23, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (5 streets, ZIP 32216/32224/32225/32246)) |
| Under-contract shares | realMLS records, as of 2026-10-20 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2001 (1,015 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.
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