Beachcomber
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
Beachcomber's pricing story right now isn't about competing comps — it's about scarcity. There are only 2 active listings in the entire community, and the trailing sales pace is thin enough to push months of supply to 24. That combination reads as buyer-leaning, but not because sellers are struggling — it's because so little turns over here that any single listing effectively sets the market for a stretch.
For a buyer, that means the advantage goes to whoever is watching new listings first, not whoever is willing to lowball hardest. For a seller, it means your unit is likely to sit as the only option — or one of just a couple — for weeks or months, so pricing it right from day one matters more than trying to test the market with a number and adjusting later.
Beachcomber right now
🟢 Buyer-leaning market. 24.0 months of supply and 0% of the inventory already under contract give buyers above-average negotiating leverage.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 July 15, 2026. Confidence: Low (2 active and pending listings, 1 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated July 15, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The setting & the homes.
Aerial and on-site photos of Beachcomber. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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BeachcomberPhotos from realMLS listings in Beachcomber; content deemed reliable but not guaranteed.
Who Beachcomber is best for.
Best for
- Buyers set on deeded beach access who are willing to wait for the right listing to come up
- Buyers who want an HOA that covers pool, grounds, trash, and cable so exterior upkeep is off their plate
- Buyers comfortable acting fast once a unit is listed, given how few are active at any one time
Probably not for
- Buyers who want to compare multiple similar units before committing
- Buyers working against a fixed, near-term closing deadline with no flexibility
- Buyers who lean on a deep, active resale market to sanity-check pricing
The market around Beachcomber
Beachcomber is a small community — 63 recorded sales on file, most recently in 2026 — too few for its own price trend. Here is the market around it.
In ZIP 32250, 212 homes are on the market and 21% are under contract — a steady corner of Jacksonville Beach.
Across Duval County, 2,814 homes are active and 1,188 pending (30% under contract).
Homes here are condominium.
ZIP and county figures describe the wider market, not Beachcomber specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Beachcomber
Live MLS inventory for Beachcomber. 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 Beachcomber listings as of 2026-07-14, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
Beachcomber 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, tiles © CARTO.
Life at Beachcomber
- Pool · reported on 3 of 3 listings
- Water · reported on 2 of 3 listings
- Beach Access · reported on 1 of 3 listings
- Laundry · reported on 1 of 3 listings
- Maintenance Grounds · reported on 1 of 3 listings
- Trash · reported on 1 of 3 listings
- Cable TV · reported on 1 of 3 listings
Community amenities as reported across realMLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
Schools
- Duval County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Fletcher High School (Duval County Public Schools, verify by address) · High
- Fletcher Middle School (Duval County Public Schools, verify by address) · Middle
- Seabreeze Elementary School (Duval County Public Schools, verify by address)FLDOE grade A · Elementary
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 Beachcomber address.
The Beachcomber buying strategy.
If we were buying in Beachcomber 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.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
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 Beachcomber.
A thin market with a full-service HOA
The HOA package here does most of the heavy lifting: Pool, Water, Beach Access, Laundry, Maintenance Grounds, Trash, and Cable TV are all reported as part of ownership. That's a lock-and-leave setup — exterior upkeep, trash, and cable are handled, and beach access is deeded rather than a walk-and-hope situation. Buyers should still verify current amenities and access directly with the HOA, since coverage and rules can shift.
On the market side, the numbers are sparse by design: 2 active listings against a months-of-supply reading of 24 puts this squarely in buyer-leaning territory, but it's a low-volume buyer-leaning market, not a glutted one. There simply isn't enough recent turnover here to draw a confident trend line — every new listing is its own event, not one data point among many.
The location and the amenities are priced into every listing in Beachcomber. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community where only 2 units are active at a time, the job isn't sorting through a big list — it's knowing the moment something new hits and understanding exactly what the HOA package does and doesn't cover before you write an offer. That's local, day-to-day market tracking, not a generic search alert, and it's where a Momentum agent who watches Jacksonville Beach inventory closely earns their keep.
Beachcomber in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA — confirm current dues
- 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 Beachcomber 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 Beachcomber sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Beachcomber, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Beachcomber home worth?
Get a no-obligation home value based on real comparable sales in Beachcomber, 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 Beachcomber on the map →
20% of homes for sale in ZIP 32250 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 (2026-07-18).
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Duval County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Duval County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
Frequently Asked Questions
Is Beachcomber a buyer's or seller's market right now?
Do cash buyers compete in Beachcomber?
What schools serve Beachcomber?
Who is the best real estate agent for Beachcomber?
How do I find a top Jacksonville Beach real estate agent who knows Beachcomber?
Can Momentum Realty connect me with an agent for Beachcomber?
Should you buy in Beachcomber?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Beachcomber with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: July 14, 2026) |
| Under-contract shares | realMLS records, as of 2026-07-12 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2004 (31 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 your area comps.
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