16 Flat
Homes for Sale in Jacksonville, FL
All 3,941 homes for sale in Jacksonville, FL · median $299,900 · 94 homes for sale in 32257 · Duval County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of September 2026, the MLS records 5 closed sales in 16 Flat in Jacksonville, FL since 2008, the most recent in February 2022. Across Jacksonville as a whole, 8,786 homes closed in the last 12 months at a median of $310,000, 43 median days on market, with 2,441 homes for sale today. At that median and Duval County's FY2025-26 rate of 17.86 mills, annual property tax runs about $5,540 ($4,800 with the full homestead exemption).
The honest constraint here is data. As of mid-2026, the snapshot for 16 Flat gives us the community, its place in Jacksonville and Duval County, and little else in the way of price or inventory signal. That means anyone pricing a home or writing an offer in this pocket should treat comps and current listings as the real evidence, not a headline number.
For a buyer, that argues for patience and a close read of individual listings rather than a market-wide thesis. For a seller, it means your pricing case has to be built property by property — condition, updates, and lot — because there is no broad trend line doing the work for you.
Nearby homes for sale
No active listings inside 16 Flat right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
16 Flat sits within Jacksonville in Duval County. With a thin public snapshot to work from, the smarter move is to judge this community on the merits of what is actually listed rather than on a market average.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
Who 16 Flat is best for.
Best for
- Buyers who are comfortable evaluating a home on its own condition and comps rather than a market average
- Buyers who want a defined Jacksonville pocket in Duval County and are willing to wait for the right listing
- Sellers ready to build a pricing case property by property with hands-on guidance
Probably not for
- Buyers who need a published price range or entry point before they will start looking
- Buyers who want to read a clear market trend and move on it quickly
- Sellers who expect a market-wide comparable to set their number automatically
The market around 16 Flat
16 Flat is too small for its own price trend, so here is the market around it.
In ZIP 32257, 155 homes are on the market and 37% are under contract — a fast-moving corner of Jacksonville.
Across Duval County, 3,856 homes are active and 1,668 pending (30% under contract).
In ZIP 32257 (Jacksonville), 816 homes closed in the last 12 months at a median of $358K ($202/sq ft), down 1.6% year over year, with a median 37 days on market. Right now 155 active and 72 pending listings put supply at about 3.3 months — a healthy market. See the live ZIP 32257 housing market and the Duval County market.
ZIP and county figures describe the wider market, not 16 Flat specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in 16 Flat, 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 16 Flat buying strategy.
If we were buying in 16 Flat 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 16 Flat.
The location and the amenities are priced into every listing in 16 Flat. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
Where the public data is thin, local read matters more, not less. We work 16 Flat and the surrounding Duval County market listing by listing, so our pricing and offer strategy leans on what is actually trading nearby rather than a number that may not describe this pocket at all. When we do not have a figure, we tell you so — and then we go find the comps that do the job.
16 Flat in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a 16 Flat 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 16 Flat sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in 16 Flat, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your 16 Flat home worth?
Get a no-obligation home value based on real comparable sales in 16 Flat, 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 all homes for sale in Jacksonville →
Should you buy in 16 Flat?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | realMLS records, as of 2026-09-24 |
| Historical depth | Closed-sale records back to 2008 (5 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.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the realMLS member average and 8 days faster, and we’ll price yours against live local comps.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how 16 Flat fits the bigger picture — live prices, inventory, and Momentum Scores:
Schools serving nearby communities
We do not have a confirmed school assignment for 16 Flat. These are the public schools most often assigned to other communities in ZIP 32257; zones change and vary by address, so confirm with the district before you buy.
- Mandarin Middle School · 6-8 · FLDOE grade A (assigned to 51 nearby communities)
- Mandarin High School · 9-12 · FLDOE grade A (assigned to 50 nearby communities)
- Mandarin Oaks Elementary School · PreK-5 · FLDOE grade A (assigned to 23 nearby communities)
- Crown Point Elementary School · PreK-5 (confirm by address) · FLDOE grade C (assigned to 9 nearby communities)
- Beauclerc Elementary School · PK-5, Gifted/Talented and Dual Language magnet · FLDOE grade C (assigned to 8 nearby communities)
Assignments from district data for neighboring communities; grades are official Florida Department of Education school grades (2025-26).
Common questions about 16 Flat
Where is 16 Flat?
16 Flat is a community in Jacksonville, Duval County, Florida, ZIP 32257.
Are there homes for sale in 16 Flat right now?
No active listings inside 16 Flat at the last feed refresh. The nearest homes for sale, with distances from the community, are shown on this page and refreshed nightly.
Does 16 Flat have an HOA or CDD?
No HOA is on record for 16 Flat in our data. Verify dues, what they cover, and any special assessment for a specific address before you offer.
Answers are generated from county property records, MLS feeds and the figures on this page, as of the page date; deemed reliable but not guaranteed.
Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- Blazing Star Road (1 homes on record)
Nearby Communities
Explore more neighborhoods near 16 Flat with Momentum Realty’s local guides.