Belle Rive
Homes for Sale in Jacksonville, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Over the 12 months ending 2026-09-09, 22 recorded sales closed at a median of $162,500, $147 per square foot, a median 39 days on market, sellers accepting 93% of original asking (-2% versus the prior year). At the median price and Duval County's FY2025-26 rate of 17.86 mills, annual property tax runs about $2,900 ($2,170 with the full homestead exemption).
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.
Belle Rive right now
🟡 Off the recent peak. The trailing-12-month median ($162K) is down 2.1% from the prior 12 months ($166K) and up 229% 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 September 9. Confidence: Medium (22 and 13 sales in the two windows).
What's unique here: the median sale price is about 48% below the typical Duval County sale ($162K vs $310K, trailing 12 months, realMLS records).
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Updated September 9, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Belle Rive market snapshot (as of September 9, 2026): the median sale price is about $162K ($147 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 2% from the prior 12 months and up 229% since 2012, computed from record-level realMLS closed sales (22 closings in the current window).
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 September 9 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($162K) IS the median in the snapshot above, and the move from 2025 ($166K) IS the -2.1% one-year change.
Windows contain 13 to 47 sales each (22 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.
28% 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 (2026-09-08).
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.
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 3 factors (6.8). Basis: Long-Term Appreciation +229% since 2012; Recent Direction -2.1% year-over-year; Pricing Power 92.6% 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.
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 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.
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Frequently Asked Questions
What is the median home price in Belle Rive?
How long do homes in Belle Rive take to sell?
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?
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 September 9, 2026 |
| Under-contract shares | realMLS records, as of 2026-09-08 |
| 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.
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See how Belle Rive fits the bigger picture — live prices, inventory, and Momentum Scores: