Belle Rive
Homes for Sale in Jacksonville, FL
All 4,477 homes for sale in Jacksonville, FL · median $299,999 · 298 homes for sale in 32256 · Duval County homes for sale
True comps, carrying-cost math, and listings before the portals.
Market Heat
Over the 12 months ending 2026-10-20, 18 recorded sales closed at a median of $145,000, $135 per square foot, a median 38 days on market, sellers accepting 93% of original asking (-31% versus the prior year). At the median price and Duval County's FY2025-26 rate of 17.86 mills, annual property tax runs about $2,590 ($1,860 with the full homestead exemption).
Villages & sections of Belle Rive
Belle Rive in Jacksonville, FL is a master-planned community recorded as 2 named villages and sections in the MLS; 1 home is for sale or pending across them today. Each village has its own page with its listings, sales history and HOA/CDD facts.
- Belle Rive Villas · 1 for sale · 3 sold/12 mo
- The Landings at Belle Rive
Belle Rive is a built-out pocket of homes dating from 1981 to 2006, and price here is driven far more by condition and updates than by square footage on paper. With a median just over 1,890 square feet and a median price of $160,500, the math points to a market where dated interiors and deferred maintenance set the floor and renovated homes stretch the top. The wide spread you see in this kind of community is a condition story, not a location story.
The current posture favors buyers. The median home is sitting 39 days before going under contract, the market heat score is low, and prices are down 31.7% year over year off a thin window of 26 closings. That drop reads as a market that ran up and is now resetting, not a fire sale, so sellers need to price to today's comparables rather than last year's, and buyers have room to be selective and patient.
Figures in this note are as of July 12, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Belle Rive right now
🔴 Off the recent peak. The trailing-12-month median ($145K) is down 31.0% from the prior 12 months ($210K) and up 193% since 2012. With about 29 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level realMLS closed sales, 12-month windows ending October 20. Confidence: High (18 and 15 sales in the two windows).
What's unique here: the median sale price is about 53% below the typical Duval County sale ($145K vs $310K, trailing 12 months, realMLS records).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 20, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
Nearby homes for sale
No active listings inside Belle Rive 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
Belle Rive market snapshot (as of October 20, 2026): the median sale price is about $145K ($135 per sq ft over the trailing 12 months of closed sales), and a median 39 days on market for closed sales. The trailing-12-month median is down 31% from the prior 12 months and up 193% since 2012, computed from record-level realMLS closed sales (18 closings in the current window).
In ZIP 32256 (Jacksonville), 966 homes closed in the last 12 months at a median of $398K ($215/sq ft), down 5.9% year over year, with a median 57 days on market. Right now 217 active and 71 pending listings put supply at about 4.5 months — a balanced market. See the live ZIP 32256 housing market and the Duval County market.
County records show 14 qualified sales in Belle Rive across 2024–2025 (11 in 2024, 3 in 2025), median $365,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Belle Rive is a community of 196 homes in Jacksonville, Duval County, built between 1981 and 2006 (median 1992.0), with a median living area of about 1,897 square feet. 65% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Belle Rive is an established Duval County neighborhood of roughly 202 homes built mostly in the 1980s and 1990s, where a nearly two-thirds homestead share signals owner-occupants who hold rather than flip. Zoom out and the long arc is strong — up 203% since 2012 — even with the recent year-over-year pullback.
Who Belle Rive is best for.
Best for
- Owner-occupants planning to stay several years who value an established, slow-turnover street
- Value-minded buyers willing to update an older home to build in equity
- Buyers who want negotiating room and time to inspect rather than a bidding war
Probably not for
- Anyone set on new or near-new construction with modern finishes
- Flippers needing quick resale in a thin, cooling market
- Buyers who want a move-in-ready home with no maintenance to budget for
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending October 20 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($145K) IS the median in the snapshot above, and the move from 2025 ($210K) IS the -31.0% one-year change.
Windows contain 15 to 47 sales each (18 in the current window); every figure carries its sample size, and thin markets swing on single closings. Source: Data provided by realMLS. Deemed reliable but not guaranteed.
25% of homes for sale in ZIP 32256 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 Belle Rive buying strategy.
If we were buying in Belle Rive 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 Belle Rive.
A condition-driven market in a slow lane
With a median year built of 1992 and nothing newer than 2006, everything here is old enough to have a maintenance history. Roofs, HVAC systems, and kitchens are the swing factors. At a median of about $149 per square foot, the homes that have been carried well command the premium, and the ones that haven't trade at a discount that a buyer should treat as a renovation budget, not a bargain.
The 64.4% homestead share matters more than it looks. A neighborhood dominated by owner-occupants tends to turn over slowly and show pride of ownership, but it also means inventory is limited and the right listing may not come up often. Pair that with a 39-day median days-on-market and a cool heat score, and the read is a patient market on both sides: sellers should expect real negotiation, buyers should expect to wait for the right home rather than compete for it.
The location and the amenities are priced into every listing in Belle Rive. 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 Belle Rive 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 4 factors (5.4). Basis: Long-Term Appreciation +193% since 2012; Recent Direction -31.0% year-over-year; Owner Commitment 65% owner-occupied; Pricing Power 92.7% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a condition-driven market this thin, comparables have to be read carefully — 26 closings is not a lot to triangulate from, and a renovated sale and a tired one can look identical in a spreadsheet. We walk the homes, price to actual condition, and keep you from overpaying for cosmetics or underestimating a deferred-maintenance discount. On the sell side, we position against today's numbers, not last year's.
Belle Rive in 15 seconds.
Tools for a Belle Rive 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 Belle Rive sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Belle Rive, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Belle Rive home worth?
Get a no-obligation home value based on real comparable sales in Belle Rive, 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 →
Housing distress & ownership in Belle Rive, 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.
More Jacksonville home searches
- All homes for sale in Jacksonville, FL
- Homes for sale in Duval County, FL
- Jacksonville pool homes for sale
- Jacksonville waterfront homes for sale
- Gated communities in Jacksonville
- Jacksonville golf course homes
- Homes under $300K in Jacksonville
- Homes from $300K to $500K in Jacksonville
- 4-bedroom homes for sale in Jacksonville
- Jacksonville home values: what is my house worth?
Jacksonville guides & data
- Market data
- Cost of living
- Best neighborhoods (ranked by data)
- Best neighborhoods
- Flood zones
- Property taxes (Duval County)
- Homestead exemption (Duval County)
- Home insurance cost
Florida buyer guides
- Florida home insurance rates by county
- Florida property tax by county
- Florida property tax calculator
- What flood zone X means
- The 4-point inspection, explained
- Florida flood insurance calculator
Real estate agent in Jacksonville? Join Momentum in Jacksonville: 100% commission, one $12K cap.
Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- Belle Rive Boulevard (32 homes on record)
- Chambore Drive (31 homes on record)
- Alpenrose Avenue (25 homes on record)
- Belle Rive Boulevard (15 homes on record)
- Chambore Drive (10 homes on record)
- Chambore Drive (6 homes on record)
- Alpenrose Avenue (6 homes on record)
- Belle Rive Boulevard (5 homes on record)
- Alpenrose Avenue (2 homes on record)
- Anthem Way (1 homes on record)
- Hampton Landing Drive E (1 homes on record)
- Highview Drive (1 homes on record)
Recent Developments in Belle Rive Jacksonville Duval
Development, infrastructure, retail, and school activity affecting Belle Rive Jacksonville Duval, 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 east of Belle Rive Jacksonville Duval.
Source: Jacksonville Today - October 2026Schools
Loretto Elementary breaks ground on $12.3 million classroom addition
The addition will replace 13 portable classrooms and two aging pod buildings with 15 classrooms, a music room and a teacher planning room, and will expand the parent drop-off loop. The school enrolls 875 students for 2026-27. Funding comes from the voter-approved half-cent sales tax, with opening expected in 2028.
What it may mean for the marketExpanded permanent capacity and a longer drop-off loop affect school-area traffic and classroom availability in the Mandarin area. The project is about 5 miles west of Belle Rive Jacksonville Duval, elsewhere in Duval County.
Source: Hoodline - September 2026Development
UF Health Durbin Park 99-bed hospital opens in northern St. Johns County; Baptist Silverleaf adds emergency department
UF Health Durbin Park, a 99-bed hospital with a 24-hour emergency department on 42.5 acres, held its ribbon-cutting and opens the following week. Baptist Health's Silverleaf campus, about 10 miles south, is adding an emergency department, and AdventHealth and Acadia Health have also opened facilities near I-95. The county's population has grown more than 25% since 2020.
What it may mean for the marketNew hospital and emergency capacity shortens drive times to emergency care and adds healthcare jobs in northern St. Johns County. The site is about 7 miles southeast of Belle Rive Jacksonville Duval.
Source: Jacksonville Today - June 2026Infrastructure
First Coast Expressway advances as an economic-development corridor across Clay and St. Johns
The First Coast Expressway (State Road 23), a tolled beltway looping around the west and south of the Jacksonville metro, continued to open land for development along its corridor, with the final St. Johns County phase from Interstate 95 to east of County Road 2209 in progress. FDOT held a St. Johns County open house on the final phase in January 2026.
What it may mean for the marketNew limited-access highway capacity shortens commutes and opens adjacent land, changes that have historically shaped where new communities and demand concentrate. The site is about 16 miles southwest of Belle Rive Jacksonville Duval.
Source: Jax Daily Record - May 2026Retail & Dining
Grocery-anchored retail center proposed in Durbin Park
A grocery-anchored retail center was proposed at Durbin Park, the large mixed-use development near Interstate 95 and County Road 210 in northern St. Johns County, adding to the district's existing stores, restaurants, and Walmart-anchored core.
What it may mean for the marketAdded grocery and retail at Durbin Park deepens everyday conveniences in northern St. Johns County, an amenity factor that can support demand for surrounding communities. The site is about 8 miles south of Belle Rive Jacksonville Duval.
Source: Jax Daily Record - February 2026Retail & Dining
Durbin Park Walmart plans an expansion
The Walmart anchoring Durbin Park filed plans to expand in early 2026, reinforcing the retail core of the Interstate 95 and County Road 210 district in northern St. Johns County.
What it may mean for the marketInvestment in Durbin Park's retail anchor signals continued commercial strength in northern St. Johns County, which can reinforce the appeal of nearby residential areas. The site is about 8 miles south of Belle Rive Jacksonville Duval.
Source: Jax Daily Record
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.
Email me new listings in Belle Rive
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about Belle Rive
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Belle Rive will answer, and the answer is published on this page for the next buyer.
Frequently Asked Questions
What is the median home price in Belle Rive?
How long do homes in Belle Rive take to sell?
How many homes are in Belle Rive?
What share of Belle Rive is owner-occupied?
When were the homes in Belle Rive built?
Have Belle Rive home prices gone up?
Who is the best real estate agent for Belle Rive?
How do I find a top Jacksonville real estate agent who knows Belle Rive?
Can Momentum Realty connect me with an agent for Belle Rive?
Where is Belle Rive, and what county is it in?
How far is Belle Rive from downtown Jacksonville and the beach?
Is Belle Rive a good place to live?
Should you buy in Belle Rive?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | realMLS closed sales, 12-month windows ending October 20, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (5 streets, ZIP 32254/32256/32257/32258)) |
| Under-contract shares | realMLS records, as of 2026-10-20 |
| Historical depth | Closed-sale records back to 2001 (919 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 Belle Rive fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
Explore more neighborhoods near Belle Rive with Momentum Realty’s local guides.
Schools serving nearby communities
We do not have a confirmed school assignment for Belle Rive. These are the public schools most often assigned to other communities in ZIP 32256; zones change and vary by address, so confirm with the district before you buy.
- Atlantic Coast High School · 9-12 · FLDOE grade A (assigned to 38 nearby communities)
- Twin Lakes Academy Middle School · 6-8 · FLDOE grade B (assigned to 27 nearby communities)
- Twin Lakes Academy Elementary School · PK-5 · FLDOE grade C (assigned to 21 nearby communities)
- Twin Lakes Academy Middle · 6-8 · FLDOE grade B (assigned to 14 nearby communities)
- Twin Lakes Academy Elementary · K-5 · FLDOE grade C (assigned to 9 nearby communities)
Assignments from district data for neighboring communities; grades are official Florida Department of Education school grades (2025-26).