PendingSingle Family Residence▼ Price cut: $10,000 (8/4)
$320,000
3-Bedroom Home in Argyle Forest
8453 BOYSENBERRY Lane, Jacksonville, FL 32244
Single Family Residence in Argyle Forest, Jacksonville · No CDD
Argyle Forest · Jacksonville, FL 32244 · Duval
Listing data updated August 10, 2026 · refreshed twice daily
3Bedrooms
2Bathrooms
1,477Sq Ft
1983Year Built
$217Per Sq Ft
2-car garageNo CDDFEMA Zone X
Momentum Research: independent market analysis, flood data, insurance estimates, buyer leverage, and objective property scoring, alongside the MLS listing. Not just the listing sheet.
12% above
$/sq ft vs community
$217 here vs $193 median sold (12 mo)
Buyer leverage
Balanced market
30 days on market
3.6 months
Supply around this home
Seller <3 · balanced 3-6 · buyer >6
Zone X
Flood risk
Minimal hazard per FEMA; ~22 ft elevation
$2k–$3k/yr
Est. insurance · illustrative
Not a carrier quote; premiums vary widely by property. Get a real quote.
Listed at $320,000 — recent neighborhood median sale price ~$260,775 (nearby sales; deemed reliable, not an appraisal)
30 days on market
HOA ~$50/mo (estimate; confirm)
School district: Schools Argyle Forest and Chimney Lakes are zoned to Duval County Public SchoolsCommunity built 1978–2006Slym Chyck Eatery LLC · 2 min driveChimney Lakes Gazebo Park · 4 min driveAscension St. Vincent's Emergency Care · 5 min drive
Momentum Research · Argyle Forest
Pricing & the Argyle Forest market
How this home is priced against recent nearby sales, and where Argyle Forest has been over 25 years. Momentum Research analysis of realMLS records; closed sales, deemed reliable but not guaranteed. Estimates only; see data notes.
This home’s $/sq ft vs. nearby sales
List $/sq ft against recent nearby closed sales; the community median is marked.
Price vs. size in Argyle Forest
Each dot is a closed sale since 2001 (1080 total). This home is the gold marker.
Sale price (y) by living area in sq ft (x). realMLS closed sales.
Median $/sq ft by year
Community sold $/sq ft, 2012–2026. This home lists at $217/sq ft.
Median sale price by year
12-month median closed price, 2012–2026.
Market Heat by year (0–100)
Momentum Market Heat, 2013–2026. Now 40 (normal).
Property timeline
This home’s history
1983BuiltPer public record
Jul 2, 2026First trackedObserved at $330,000
Aug 4, 2026Price cut$320,000
NowUnder contractCurrently pending
Build year is from public record. Listing milestones reflect movewithmomentum.com’s own observations since we began tracking this listing and are not the MLS listing history; dates and prices are deemed reliable but not guaranteed.
Financing
Estimated monthly payment
$2,149/mo
Principal & interest $1,621/mo75%
Taxes $304/mo14%
Insurance $174/mo8%
HOA $50/mo2%
$2,149/mo at 20% down, 30-yr @ 6.52% · edit any field to update.
Estimated from today’s asking price and current Duval County tax rates.
⚠️
Many first-time Florida buyers are surprised when property taxes jump after closing. This estimate helps you budget before you make an offer.
Current owner pays $3,925/yr ($327/mo)
+$900 more each year
(+23%)
Most of this comes from Florida’s Save Our Homes assessment cap resetting when the home sells — the current owner’s protected assessment doesn’t transfer to a new buyer.
🛡️
Current ownerProtected by Save Our Homes
🔄
Home sellsResets the January after
🧾
Buyer paysBased on purchase price
$1,384
Save Our Homes benefit
The current owner’s protected taxable value sits this much below market — which is why today’s bill is lower than a new buyer’s.
Sources: Florida DOR certified tax roll (2025), realMLS. County public record, not MLS data — matched to this home by parcel ID. Estimates are not a tax bill.
Momentum Scores
Momentum Property Score
55/100
Strongest on: Flood safety (95), Buyer competition (80)
0 limited50100 exceptional
55/100 is solid, mid-pack across the objective indicators below. It reflects only those measures — not the home’s quality, condition, or desirability.
A 0-100 score built from objective property and market data: flood risk, insurance, pricing, supply, affordability, and recent sales. Higher means more measures line up in a buyer’s favor. It reflects only the factors below.
Price vs area19
This home $217/sq ft vs the community 12-month median $193/sq ft.
Affordability12
List price $320,000 vs the community median $260,775. Not a measure of personal affordability.
Flood safety95
FEMA Zone X, ~22 ft elevation. Verify the parcel with FEMA.
Insurance cost57
From FEMA Zone X and a 1983 build. Obtain a property-specific quote.
Market liquidity67
Community median 28 days on market, ~3.6 months of supply (12-month record).
Renovation upside50
From a 1983 build and $217/sq ft vs the community median $193/sq ft. Not a condition assessment.
Buyer competition80
20% of recent closings here paid cash. A higher cash share means more competition from buyers who don't need financing (lower score).
Pricing power54
Recent sales closed at about 97.1% of original asking (~2.9% below). More room below asking generally favors buyers.
Market timing60
Momentum Market Heat is 40/100 (normal). Cooler readings generally favor buyers; hotter readings favor sellers.
Momentum Scores are objective, rules-based indicators computed from listing facts, public records, and recent nearby sales. They are not appraisals, valuations, investment advice, or judgments about a neighborhood or who should live there. Verify independently.
Momentum Research
The Momentum read
🟡 Balanced conditions around this listing. 3.6 months of supply in the surrounding market and 30 days on market for this home, against a 28-day area median.Days on market:this home 30Area median: 28 daysWhy it matters: above-median time on market, together with the level of supply, is a clear sign of how much leverage sits with buyers.Momentum Research interpretation of the MLS facts in the snapshot above. Source: Data provided by realMLS. As of August 5, 2026.
🟡 Asking $217 per square foot, about 12% above the community’s $193 median. Argyle Forest’s 12-month median sold price per square foot is $193. Median sold price per square foot is up 6.4% year over year. Confidence: Very High · 32 closed sales in 12 monthsMLS facts: realMLS closed sales. A per-square-foot gap is context, not an appraisal; condition, lot, and view set the final number here.
64% of homes in Argyle Forest are owner-occupied. An estimated 36% are non-owner-occupied, including 14% held in a company or trust and 16% out-of-state owners.Why it matters: a high owner-occupied share typically means fewer rentals nearby and steadier resale demand.Source: Florida Department of Revenue 2025 assessment roll (public records), 3506 homes matched. Community-level context.
Recent Argyle Forest sales closed near 97.1% of original asking. Cash paid for about 20% of recent closings here.Why it matters: the community’s own record shows how far opening prices typically move, and how often buyers compete without financing.Momentum Research analysis of realMLS records, community-level, 12 months ending August 5, 2026. Aggregates only; deemed reliable but not guaranteed.
What’s unique here: one of only 9 active listings in Argyle Forest, no CDD assessment.
Updated August 10, 2026 · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
Listing description
About this home
OPEN HOUSE SAT JULY 25 1PM-4PM* FULLY RENOVATED, EVERYTHING IS NEW!!* 3-bedroom, 2-bath brick home in desirable Argyle Forest! Situated on a spacious 0.29-acre lot with no HOA, this move-in-ready home has been beautifully updated from top to bottom. Enjoy an open-concept floor plan with vaulted ceilings, a cozy fireplace, all-new luxury vinyl plank flooring, and a stunning kitchen featuring new cabinetry, quartz countertops, a stylish backsplash, stainless steel appliances, and a brand-new island.
Both bathrooms have been completely renovated, while major updates include a new HVAC system, new water heater, and a recently replaced roof for added peace of mind. Outside, you'll find a large, fully fenced backyard and a 2-car garage. Our preferred lender is offering a rate buydown on this home for qualified buyers.
Don't miss this exceptional move-in-ready home!
Description provided by INI REALTY and reproduced from the MLS; not independently verified.
Property facts & sources
Every fact, sourced
Listing data, public records, our calculations, and what to verify — each fact shown once. Estimates and calculations shown are for general information only, are not appraisals or advice, and should be independently verified.
Listing facts MLS
List price$320,000
Bed / bath3 / 2
Living area1,477 sq ft
Year built1983
Property typeSingle Family Residence
Garage2-car
MLS #2152449
Listing statusPending
Public records & third-party data
FEMA flood zoneZone X
Ground elevation~22 ft
Windstorm exposureModerate
CountyDuval
Area listings9 active · 10 under contract
Estimated first-year tax~$3,648/yr
CDD assessmentNone on record
HOA (estimate)$50/mo
Calculated estimates
Price per sq ft$217
Estimated monthly payment$2,149
Insurance (illustrative)$2k–$3k/yr
Comparable-sales median$260,775
Buyer should verify Buyer verify
Exact HOA dues, fees, and restrictionsRoof age and conditionHVAC age and conditionA property-specific insurance quoteSurvey and lot boundariesPermit historyFlood-insurance requirementsSchool zoning (confirm with the district)Property taxes after sale (homestead reset)CDD / community assessmentsSquare footage and room dimensions
This is a deliberately dumb estimate — living area times a range of recent neighborhood $/sq ft, and nothing else. It is not an appraisal, not market value, and not a valuation of this home. Even a tight range from comparable sales can’t price a specific home — here’s why.
$251,090the mess$319,032
Actual list price: $320,000 — compare it against the range above. The Messtimate is a blind sqft estimate; the list price reflects this specific home.
A 27% spread on the same house — and that gap is exactly what an automated guess can't see:
Condition & updates — a renovated kitchen or new roof vs. dated finishes can swing value six figures; sq ft can't see it.
The lot & views — a premium golf, water, or preserve lot vs. a road-facing one: same sq ft, very different price.
Outliers skew it — one flip or distressed sale in the comps drags the whole $/sq ft up or down.
Carrying costs & concessions — CDD, HOA, insurance, and seller-paid buydowns change what a buyer actually pays.
And here's what the live market is doing — which the number above ignores entirely:
This home: 30 days on market vs. a 28-day community median
10 active listings competing, 8 under contract
≈3.6 months of supply
32 closed here in the last 12 months
For reference, this home is listed at $320,000 ($217/sq ft) — a number set with analysis a Messtimate can't do.
Want a property-specific review from a licensed agent? A Momentum Realty agent will do a real, free comparative market analysis — walking the home, the lot, the condition, and the live market. That's the difference between a Messtimate and a valuation.
Methodology: 1,477 sq ft × $170–$216/sq ft from recent nearby closed sales (public records). Estimate for general information only; not an appraisal, valuation, or offer. Updated August 10, 2026.
Keep looking
Similar homes for sale near Argyle Forest
Active listings nearby at a comparable size and price. Listings held by brokerages other than Momentum Realty are marked with the listing broker. Deemed reliable but not guaranteed.
Listed for $320,000Momentum Realty · on market 30 days
Public records
Building permits
Permit history not yet linkedConfirm permit history with the county building department.
Estimated ownership costs
Estimated costs & disclosures
Estimated ownership costs for general information. Confirm each with the county, your lender, and an insurer. See data & estimate notes.
Property tax (first-year est.)
~$3,648/yr
A rough first-year estimate only, applying a typical Duval rate to the list price before any exemptions. Florida bills vary substantially after reassessment, homestead and other exemptions, and local taxing districts — this is not your expected bill. Confirm with the county property appraiser.
CDD assessment
None
No CDD assessment on record for this community.
Insurance (illustrative range)
$2k–$3k/yr
An illustrative modeled range, not based on carrier underwriting and not a quote. Florida premiums vary significantly by roof age, wind-mitigation features, claims history, and carrier — a real quote can land well outside this range. Flood insurance not federally mandated (Zone X). Get a quote from a licensed insurer before relying on any figure.
HOA
$50/mo
Covers the master association & common areas. Confirm exact dues and what they include.
Environmental data
Flood zone & elevation
Sourced environmental data for the parcel. Confirm with FEMA and your insurer.
FEMA flood zone
Zone X
From the FEMA National Flood Hazard Layer. In this zone lender-required flood insurance is generally not mandated; confirm for the parcel.
Ground elevation
~22 ft
Approximate parcel elevation from USGS; confirm exact elevation with a survey.
Windstorm / insurance
Obtain a quote
This is a coastal Florida county. Premiums and coverage vary by home; obtain a quote from a licensed insurer.
Connectivity
Internet & broadband
Fiber
Check availability
AT&T Fiber covers much of NE Florida; confirm availability at the address.
Cable
Likely
Xfinity/Spectrum cable broadband is widely available.
5G Home
Backup
T-Mobile / Verizon fixed-wireless as a backup option.
Market data · public records
Recent sales activity in Argyle Forest
Recent comparable closed sales near this home, from public records. Summary figures are for general reference only and are not a valuation of this property. See the Argyle Forest neighborhood guide for more.
Comparable sales found
3
Recent nearby closings in the data set.
Community median sale price
$260,775
Canonical 12-month median closed price. Reference only.
Community median $/sq ft
$193
Canonical 12-month median $/sq ft. Reference only.
Go deeper on Argyle Forest
See schools, amenities, builders, HOA/CDD detail, and every active & sold home in the community — the single biggest advantage of buying here over a portal.
Recent local developments near this home, compiled from news and public sources. Provided for general information; verify details with the original source.
Apr 2026 · Development
Shell commercial building approved near Argyle Forest
Jacksonville issued a permit for a 5,400 square foot shell commercial building for the Covenant Group at 7935 Parramore Road, near the Argyle Forest corridor, at a job cost of about $1.21 million. The contractor of record is M.E. Construction. Shell buildings are typically finished later for office or professional tenants.
Why it matters: New shell commercial space could expand nearby service and office options along the Argyle Forest corridor as tenants are signed.
New 18-mile First Coast Expressway segment opens in Clay County
FDOT opened an 18-mile stretch of the tolled First Coast Expressway from State Road 21, Blanding Boulevard, to U.S. 17 in Green Cove Springs, ahead of the original spring 2026 timeline. Tolling began September 15, after an initial free period. The corridor is planned to eventually link I-10 in Duval County to I-95 in St. Johns County as a partial beltway.
Why it matters: Improved expressway access near the Argyle Forest area could shorten some regional commutes and historically tends to influence development patterns nearby.
Blanding Boulevard and Wells Road intersection redesign begins
FDOT started a project to redesign the Blanding Boulevard and Wells Road intersection, running south of Wells Road to the Ortega River, with work beginning August 4. The scope includes milling and resurfacing, drainage, signals, lighting, sidewalks and a bicycle path. Completion is estimated for fall 2026.
Why it matters: Intersection and roadway upgrades along Blanding Boulevard may affect travel times near Argyle during construction and could improve flow once finished.
First area Raising Cane's opens in Oakleaf Station near Argyle Forest Boulevard
The first Jacksonville-area Raising Cane's opened July 15 at 8308 Merchants Way in the Oakleaf Station center, at southwest Argyle Forest Boulevard and Merchants Way. The 2,691 square foot restaurant carried a reported building cost of about $3.1 million and was set to employ around 170 workers. Company leaders said several more area locations were planned over the following two years.
Why it matters: A high-demand new restaurant at the Argyle Forest and Merchants Way node may add foot traffic to that retail cluster.
Approximate driving times to verified nearby destinations. Estimates for general reference; actual times vary with traffic and route.
Groceries
Kroger 6 min
Dining
Slym Chyck Eatery LLC 2 min
Shopping
Crossroads Shopping Center 8 min
Parks
Chimney Lakes Gazebo Park 4 min
Assigned schools
Assigned schools
Schools currently assigned to this address in Duval County, provided as neutral factual data. Assignments can change — confirm current zoning with the school district. This is not a statement about the home's suitability for any person or family.
GRADEA
Chimney Lakes Elementary SchoolPublic Elementary · Duval County School District · Grade A (Florida DOE 2025-26)
GRADEI
Westside High SchoolPublic High · Duval County School District · Grade I (Florida DOE 2025-26)
How it stacks up
Comparable recent sales
Recent closed sales nearby, with photos, so you can compare. Sold prices are public record, deemed reliable but not guaranteed.
Sold Aug 2026
$199,000
8456 BOYSENBERRY Lane, Jacksonville
3 / 2 bd/ba · 1,502 sq ft · $132/sq ft
Courtesy of DUVAL REALTY OF JAX · View details →
Sold Apr 2026
$315,000
8623 BISHOPSWOOD Drive, Jacksonville
3 / 2 bd/ba · 1,408 sq ft · $224/sq ft
Courtesy of FLORIDA HOMES REALTY & MTG LLC · View details →
Sold Jun 2026
$268,000
8348 CANDLEWOOD COVE Trail, Jacksonville
4 / 3 bd/ba · 1,882 sq ft · $142/sq ft
Courtesy of RE/MAX UNLIMITED · View details →
Community 12-month median: $193/sq ft. Shown for general reference only — this is not an appraisal or a statement of this home's value. Sold prices are public record and deemed reliable but not guaranteed.
If you rent it out
Investment snapshot
Objective rental and cash-flow estimates for a buyer weighing this as an investment. Rough figures for general information only — not a guarantee of rent, an appraisal, or investment advice. Verify independently.
Estimated rent$1,467 – $2,133/moa rough gross-rent-yield range on list price (comp-based estimate coming).
Estimated cap rate4.1%Net operating income ÷ list price; excludes financing.
Est. monthly cash flow−$727 – −$128At 25% down, 30-yr; after a 10% vacancy/maintenance/management reserve.
Before you decide
Buyer research checklist
A neutral list of items to confirm for any home. This is general guidance, not advice about this specific property.
Confirm roof age and condition during inspection.
Confirm HVAC age and condition during inspection.
Request current HOA documents before relying on dues or restrictions.
Obtain an insurance quote for this specific property.
Confirm school zoning directly with the district.
Order a survey to confirm lot boundaries.
Review permit history with the county.
Confirm whether flood insurance is required for this parcel.
Confirm square footage and room dimensions independently.
Ask the county how property taxes may change after a sale.
Nearby & commute
Approximate distances
Approximate drive times for general reference only.
realMLS, refreshed twice daily (last: August 10, 2026)
Community market stats
realMLS closed sales, as of August 5, 2026
Flood zone & elevation
FEMA flood maps + USGS elevation (Zone X shown above)
Taxes & monthly cost
Estimated from county rates; not a quote
Insurance figure
Modeled estimate; obtain a real quote before offering
Schools
2025-26 district assignments; verify with the district
Momentum Research lines are our own analysis of realMLS records; MLS data is deemed reliable but not guaranteed. Estimates are informational, not appraisals or advice. Methodology: how Momentum scores are computed.
Answered before you ask
Frequently asked questions
Why might my property taxes differ from the current owner's?
Florida's Save Our Homes rule caps annual assessment increases for homesteaded owners, and the assessment can be re-set after a sale. As a result a new owner's bill may differ from the seller's. Any tax figure shown here is an estimate, not the actual bill — confirm with the county property appraiser and tax collector.
Where does the flood-zone information come from?
The flood designation shown (Zone X) comes from the FEMA flood map and is provided for general information. Confirm the parcel's status with FEMA and your insurer.
Can I rely on the figures on this page?
No. Estimated taxes, insurance, payments, and any market or comparable-sales summary are opinions and estimates for general information only and should not be relied upon. Verify all information independently before making any decision.
Ready when you are
See 8453 BOYSENBERRY Lane in person
Private tours available 7 days a week, in person or by live video walkthrough. Request a tour or send a question and a licensed Momentum Realty agent will follow up.
Opinion & estimate — do not rely on this page. Any figure on this page that is not a verbatim fact from the listing or a public record — including estimated property taxes, insurance, CDD/HOA amounts, mortgage payments, comparable-sales summaries, and market statistics — is an opinion and estimate provided for general informational purposes only. These figures may be inaccurate or out of date, are not appraisals, valuations, or financial, legal, tax, or investment advice, and should not be relied upon. Do not make any purchase, offer, financing, or other decision based on this page. Independently verify everything — price, square footage, lot size, year built, taxes, CDD/HOA, flood status, school assignments, permits, and community rules — with the listing broker, the county, your lender, a licensed inspector, an insurer, and your own advisors before acting.
Estimate methodology. Tax estimates apply a typical county millage rate to the list price and will differ from the actual assessed bill. Cost and market figures are derived from available data and simple calculations, not a professional appraisal. We make no representation that any estimate reflects fair market value.
Equal Housing Opportunity. Content on this page is compiled from public records, MLS data, and automated sources and may contain errors or be out of date. It is general information only, not a representation about any specific property, community, builder, or association. Verify information independently before relying on it. Momentum Realty supports the Fair Housing Act and does not discriminate on the basis of race, color, religion, sex, handicap, familial status, national origin, sexual orientation, or gender identity. Information about schools, distances, and amenities is provided as neutral factual data to help you research the property and is not a statement about who should or should not live here or the suitability of the home or neighborhood for any person or group. School data may change — confirm current assignments with the school district.
Found an error? If you are the owner, listing agent, or a party to this property and believe any information is inaccurate, email and we will review and correct or remove it promptly.
Automated content. Some summaries, distances, and estimates on this page are generated automatically from public and proprietary data sources and may contain errors or omissions. We strive for accuracy but cannot guarantee the completeness or accuracy of any information. Verify anything important independently.
No warranty; measurements & photos. No guarantee, warranty, or representation of any kind is made regarding the completeness or accuracy of any information, descriptions, or measurements on this page — including square-footage measurements and property condition — all of which should be independently verified through appropriate means, including in-person inspection and public records. Photographs may be virtually staged or digitally enhanced and may not reflect actual property conditions. Momentum Realty and its agents expressly disclaim any liability in connection with the information provided.
Sold price and details are from public records and the MLS, deemed reliable but not guaranteed. Shown for comparison only — not an appraisal or a statement of this home's value.
