22nd By The Sea
Homes for Sale in Jacksonville Beach, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of WATSON REALTY CORP · via realMLS
Price here is set almost entirely by proximity to the ocean and the condition of the individual home, not by any community-wide standard. With only two active listings and no closings in the current window, there is no recent sold data to anchor value, so what a home fetches will come down to how it shows and how motivated each side is on the day.
For buyers, the thin inventory means you are negotiating against the specifics of a single property rather than a broad comparison set. For sellers, the lack of recent closings cuts both ways: scarcity can work in your favor, but with no fresh comps, pricing is a judgment call that needs careful support rather than a number pulled from the neighborhood.
Figures in this note are as of July 18, 2026. The live market numbers elsewhere on this page update nightly and are newer.
The 60-Second Overview
A small beachside enclave in Jacksonville Beach with a very short active list and no identified community amenities, meaning value tracks the individual home and its walk to the sand rather than any shared facilities.
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.
The setting & the homes.
Aerial and on-site photos of 22nd By The Sea. Swipe to explore the community.
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22nd By The SeaPhotos from realMLS listings in 22nd By The Sea; content deemed reliable but not guaranteed.
Who 22nd By The Sea is best for.
Best for
- Buyers set on a beach-walkable location who can move on a single right property
- Cash or well-qualified buyers comfortable underwriting a home without abundant comps
- Owners seeking a low-complexity setup with no shared-amenity dues
Probably not for
- Buyers who want several comparable listings to weigh side by side
- Anyone relying on recent neighborhood sold data to validate an offer
- Buyers looking for pool, gate, or clubhouse amenities as part of the value
The market around 22nd By The Sea
22nd By The Sea is too small for its own price trend, so here is the market around it.
In ZIP 32250, 248 homes are on the market and 23% are under contract — a steady corner of Jacksonville Beach.
Across Duval County, 4,391 homes are active and 1,538 pending (26% under contract).
ZIP and county figures describe the wider market, not 22nd By The Sea specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in 22nd By The Sea, Jacksonville Beach
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.
Homes For Sale Right Now in 22nd By The Sea
Live MLS inventory for 22nd By The Sea. 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 and pending 22nd By The Sea listings as of 2026-10-17, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
The 22nd By The Sea buying strategy.
If we were buying in 22nd By The Sea 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 22nd By The Sea.
A thin, condition-driven market
With just two active listings and no closings in the current window, this is not a place where you compare a dozen recent sales and settle on a fair number. Each home stands on its own, and the spread between a dated interior and a fully updated one can be wide. Location relative to the ocean does the heavy lifting on price; finishes and layout do the rest.
There are no community amenities identified from current MLS listings, so you are not paying into a pool, gate, or shared clubhouse. That keeps carrying costs simpler, but it also means the home itself has to justify the price. Buyers should underwrite the property directly; sellers should be ready to document condition and comparable coastal alternatives, because the neighborhood will not supply an obvious benchmark.
The location and the amenities are priced into every listing in 22nd By The Sea. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market this thin, the number is not sitting in a report — it has to be built. We work the pricing from the property up, pull the closest coastal comparables from outside the immediate enclave when the enclave itself is quiet, and tell you plainly when a listing is priced on hope rather than evidence. That is the whole job here.
22nd By The Sea in 15 seconds.
Tools for a 22nd By The Sea 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 22nd By The Sea sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in 22nd By The Sea, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your 22nd By The Sea home worth?
Get a no-obligation home value based on real comparable sales in 22nd By The Sea, 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 22nd By The Sea on the map →
Should you buy in 22nd By The Sea?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near 22nd By The Sea with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: October 17, 2026) |
| Under-contract shares | realMLS records, as of 2026-10-20 |
| Historical depth | Closed-sale records back to 2004 (17 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.
Recent Developments in 22nd By The Sea
Development, infrastructure, retail, and school activity affecting 22nd By The Sea, 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 22nd By The Sea.
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 9 miles northwest of 22nd By The Sea.
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 16 miles west of 22nd By The Sea, 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 16 miles west of 22nd By The Sea, 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 project is about 9 miles northwest of 22nd By The Sea, elsewhere in Duval County.
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 9 miles northwest of 22nd By The Sea.
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.
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