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Belle Rive Villas in Jacksonville

Belle Rive Villas
Homes for Sale in Jacksonville, FL

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All 4,458 homes for sale in Jacksonville, FL · median $299,900 · 520 condos for sale in Jacksonville · 292 homes for sale in 32256 · Duval County homes for sale

Community in Jacksonville · Duval County · ZIP 32256
136 homesBuilt 1981–2006
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Built fromLive realMLS data15 years of closingsFL DOR public recordsUpdated twice daily

As of November 2026, Belle Rive Villas in Jacksonville, FL has 1 home for sale. Homes listed or recently sold were built 1987–1987; 3 of 3 report an HOA (median $398/mo); none of the 3 geocoded homes sit in a FEMA special flood hazard zone (median elevation 46 ft).

Part of the Belle Rive master-planned community in Jacksonville, FL — see all Belle Rive homes for sale (1 listing across 2 villages and sections in the MLS).

Live · Belle Rive Villas Housing Pulse realMLS + public records Analysis by Momentum Realty · $3.5B+ sold · 10,000+ customers served · Top 1% in Florida (RealTrends)
Tempo
6.0mo
Supply
3 to 6 months is the balanced band
0%
Under contract
Duval: 25% (1,482 of 5,825)
1 · 0
For sale · pending
live counts, refreshed twice daily
2
Sold · last 12 mo
10-yr average: about 2 a year
Ownership and context
68%
Owner-occupied · Belle Rive Villas
93 of 136 parcels homesteaded (FL DOR 2025)
32%
Non-owner-occupied · Belle Rive Villas
incl. 12% trust or LLC-held · 9% out-of-state
136
Homes in the community
136 residential parcels (FL DOR 2025)
Track record · 15 years of records
10
Recorded sales · 2024-2025
median $399K · qualified sales on the county roll (FL DOR 2025)
1981–2006
Years homes were built
median 1991 · county roll (FL DOR 2025)
1.5%/yr
Turnover rate
about 2 of 136 homes trade a year
Jon Brooks, Co-Founder of Momentum Realty
Jon's Read · written July 14, 2026

Belle Rive Villas is a small, built-out community of 136 homes constructed between 1981 and 2006, with a median build year of 1991. The current median price of $150,000 works out to $126.16 per square foot against a median living area of 1,937.5 square feet, a size point that keeps the per-square-foot number modest for the community's age.

With just 1 active listing and a closings window of only 3 sales, pricing signals here are thin. At 4.0 months of supply the market reads as balanced, but a median 65 days on market tells sellers to price tightly at listing rather than count on a quick correction later.

Figures in this note are as of July 14, 2026. The live market numbers elsewhere on this page update nightly and are newer.

Belle Rive Villas Housing Pulse · Momentum Research · as of November 12, 2026

Belle Rive Villas right now

🟡 Balanced market. 6.0 months of supply and 0% of the inventory already under contract put buyers and sellers on roughly even footing.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 November 12, 2026. Confidence: Low (1 active and pending listings, 2 closed sales in 12 months).

Jump to: Price history & scorecard · Homes for sale · Schools · FAQ

By , Co-Founder, Momentum Realty · Updated November 13, 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 Villas is a 136-home villa community in Jacksonville's Duval County, built out mostly between 1981 and 2006, where roughly two-thirds of homes carry a homestead exemption.

realMLS (Northeast Florida) sales records identify 22 homes in Belle Rive Villas that have changed hands since 2005, built between 1981 and 1994 (median 1987), with a median living area of about 1,189 sq ft and a typical 2-bedroom, 2-bath layout; 77% are condominiums. Source: realMLS (Northeast Florida) closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.

County records show 10 qualified sales in Belle Rive Villas across 2024–2025 (8 in 2024, 2 in 2025), median $399,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.

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.

Quick Match

Who Belle Rive Villas is best for.

Best for

  • Buyers targeting a purchase near the $150,000 median price with HOA-covered pool, fitness, and grounds maintenance.
  • Buyers comfortable with a small, 136-home resale pool who can wait through a longer, roughly 65-day marketing period.
  • Buyers who value a fixed monthly amenity package over a larger private yard or newer, post-2006 construction.

Probably not for

  • Buyers who need a large, active resale pool to compare against before pricing an offer; only 1 listing is active now.
  • Buyers unwilling to verify amenity access and HOA terms directly, given the 1981-2006 age range of the building stock.
  • Sellers expecting a fast sale; the median 65-day marketing period argues against that timeline.
The Area Market

The market around Belle Rive Villas

Belle Rive Villas is too small for its own price trend, so here is the market around it.

In ZIP 32256, 388 homes are on the market and 24% are under contract — a steady corner of Jacksonville.

Across Duval County, 4,343 homes are active and 1,482 pending (25% under contract).

In ZIP 32256 (Jacksonville), 931 homes closed in the last 12 months at a median of $405K ($215/sq ft), down 5.6% year over year, with a median 58 days on market. Right now 214 active and 65 pending listings put supply at about 2.8 months — a balanced market. See the live ZIP 32256 housing market and the Duval County market.

ZIP and county figures describe the wider market, not Belle Rive Villas specifically. Momentum Research analysis of MLS records.

Homes For Sale Right Now in Belle Rive Villas

Live MLS inventory for Belle Rive Villas. 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.

8715 BELLE RIVE Boulevard #1602 home for sale in Belle Rive VillasActive · 514 daysTop listing
$219,900
2 bd · 1.5 ba · 1,189 sqft · built 1987
8715 BELLE RIVE Boulevard #1602, Jacksonville, 32256
Listed by JOHN WOLFEL REAL ESTATE LLC

Active and pending Belle Rive Villas listings as of 2026-11-13, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.

Interactive Map

Belle Rive Villas 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 contributors.

Community & Amenities

Life at Belle Rive Villas

Community amenities as reported across realMLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.

Nearby & Commute

How far is everything?

The takeaway

Everyday stops around Belle Rive Villas are close: the nearest groceries is about 1 minutes away.

Approximate drive times via Mapbox Search + Directions, 2026-07-03. Verify for a specific address.

Nearby Communities

Explore more neighborhoods near Belle Rive Villas with Momentum Realty’s local guides.

The Lakes0.3 mi away · median $184K, 6 sales/12 moLake Crescent Estates0.4 mi awayLakecrest0.4 mi away · median $182K, 10 sales/12 moRLRoyal Lakes0.5 mi away · median $510K, 3 sales/12 moTLThe Landing0.6 mi awayLandings0.6 mi awayLandings At Belle Rive0.6 mi away

Browse all neighborhood guides →

Schools

In short
  • Duval County Public Schools
  • Verify the zoned schools by address
  • Magnet and choice options may be available
  • Twin Lakes Academy Elementary SchoolFLDOE grade C · Public PK-5
  • Twin Lakes Academy Middle SchoolFLDOE grade B · Public 6-8
  • Mandarin High SchoolFLDOE grade A · Public 9-12

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 Belle Rive Villas address.

Shop the zone: Homes zoned for Twin Lakes Academy · Homes zoned for Twin Lakes Academy

The Strategy

The Belle Rive Villas buying strategy.

If we were buying in Belle Rive Villas today, this is the order of operations we would run for our clients.

1

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.

2

Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.

3

Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.

4

Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.

5

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 Villas.

The Quick Decision
Best Buy
Buyers looking for a maintenance-included villa priced near the $150,000 community median, without a full single-family maintenance load.
Biggest Risk
Thin inventory: a single active listing and a three-sale closing window mean limited data to lean on when setting an offer.
Sweet Spot
Homes near the median 1,937.5-square-foot size, priced against the $126.16-per-square-foot benchmark, in a balanced 4.0-months-supply market.
Avoid If
Avoid if you need a large, active comp set before committing to a number; this community does not produce one right now.
The Deep Dive

The Value Case

Villas built between 1981 and 2006 at a median 1,937.5 square feet put Belle Rive on the larger end for attached product, which helps explain a $126.16 per-square-foot figure. Values here have risen roughly 88% since 2012, a long climb that reflects the broader market cycle rather than anything specific to a single closing.

The HOA amenity package, fitness center, pool, clubhouse, car wash area, dog park, full-time management, and grounds and trash service, is a meaningful part of the value proposition at this price point. Buyers should verify current terms and access directly with the HOA rather than assume anything is static.

“

The location and the amenities are priced into every listing in Belle Rive Villas. The deal is won or lost on condition, the comps, and the renovation math.

Jon Brooks · Founder, Momentum Realty
Why Momentum

Why work with Momentum here

With only 1 active listing and a three-sale closing window to work from, this is not a market where a comps sheet alone gets the job done. Momentum tracks Belle Rive's thin resale activity closing by closing so pricing and offer strategy reflect what is actually moving, not a stale average.

The 15-Second Verdict

Belle Rive Villas in 15 seconds.

Best forBuyers looking for a maintenance-included villa priced near the $150,000 community median, without a full single-family maintenance load.
Biggest advantageIncluded HOA amenities, fitness center, pool, clubhouse, and full-time management, sit inside a sub-$130-per-square-foot price point.
Biggest riskThin inventory: a single active listing and a three-sale closing window mean limited data to lean on when setting an offer.
Sweet spotHomes near the median 1,937.5-square-foot size, priced against the $126.16-per-square-foot benchmark, in a balanced 4.0-months-supply market.
Avoid ifAvoid if you need a large, active comp set before committing to a number; this community does not produce one right now.

What it really costs to own in Belle Rive Villas

The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.

HOA duesMedian $398/month across 3 MLS listings (most billed monthly; 2026-11-13). Dues cover what the documents say they cover; ask for the budget and reserve study.
Home and flood insuranceThe average Citizens Property Insurance premium in Duval County is $1,315/yr (2,001 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction.

Email me new listings in Belle Rive Villas

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.

Equal Housing Opportunity. Every community is open to everyone; alerts are about homes, never about who lives here.

Ask an agent about Belle Rive Villas

Have a question about the homes, fees, rules or commute here? A Momentum agent who works Belle Rive Villas will answer, and the answer is published on this page for the next buyer.

Property facts only: homes, fees, rules, commute. Every community is open to everyone; agents do not answer questions about who lives here.

HOA, CDD & Fees

A note on who we are: Momentum Realty is a real estate brokerage. We are not the Belle Rive Villas homeowners association, its management company or its developer, and we cannot help with dues, gate access, violations, amenity bookings or association documents. To reach the association, check your closing package, the recorded declaration at the county clerk, or search the association’s name at sunbiz.org for its registered agent. Call or message us to buy or sell a home in Belle Rive Villas.
In short
  • Has a CDD assessment
  • HOA reported ~$398/month

Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.

Run Your Numbers

Tools for a Belle Rive Villas buy.

Free calculators to pressure-test the real cost before you tour.

Mortgage paymentPrincipal, interest, taxes, and insurance on a specific price.Property taxDuval County millage and the homestead picture.Rent vs buyThe breakeven on owning in Belle Rive Villas.Save Our HomesProject your homestead tax cap over time.
The takeaway

Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Belle Rive Villas sales matched to your home.

Selling in Belle Rive Villas

Price it to the comps and condition, not an automated estimate.

If you are thinking about selling in Belle Rive Villas, 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 Villas home worth?

Get a no-obligation home value based on real comparable sales in Belle Rive Villas, 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 →

Real comps, not an automated estimate.

Recently off market in Belle Rive Villas

Homes in Belle Rive Villas that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 4 on record.

Belle Rive Villas key facts
LocationJacksonville, Duval County, FL · ZIP 32256
Homes in the community136 (FL DOR 2025 assessment roll)
Years built1981–2006 (median 1991.0)
Typical living area1,938 sq ft (median)
Amenities listed by sellersFitness Center
For sale right now1 active, 0 pending · median asking $219,900 · 6.0 months of supply
Owner-occupied (homestead) share68%
Zoned public schoolsTwin Lakes Academy Elementary School (C, FLDOE 2025-26); Twin Lakes Academy Middle School (B, FLDOE 2025-26); Mandarin High School (A, FLDOE 2025-26)

Data as of November 12, 2026. Data provided by realMLS; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Belle Rive Villas key facts,” movewithmomentum.com/neighborhoods/belle-rive-villas-jacksonville, data as of November 12, 2026.

Housing distress & ownership in Belle Rive Villas, Jacksonville

Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.

Active inventory in distress
0.0%
0 of 3 listings
Median closed sale price — $181,875 (12-mo rolling)
Distress share trend — 0.0% now (2026-08-10 → 2026-11-12)

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.

Every Home for Sale in Belle Rive Villas Jacksonville Right Now (1)

All 1 active and pending Belle Rive Villas Jacksonville listings with a detail page, newest first, refreshed twice a day from the MLS.

Streets in this community

Street-level pages: every home on record, what sold and what is for sale on each street.

How much local inventory is already under contract

24% 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 (2026-11-13).

Price History: What Homes Here Have Actually Sold For

Median sale prices in Belle Rive Villas Jacksonville year by year since 2012, from closed MLS sales. Long-run history beats any single estimate: it shows what this community has actually done through rate cycles, not what a model guesses.

Frequently Asked Questions

Is Belle Rive Villas a buyer's or seller's market right now?
As of November 12, 2026, Belle Rive Villas is roughly balanced: 6.0 months of supply at the current sales pace (realMLS live counts).
How many homes are in Belle Rive Villas?
The Florida DOR 2025 assessment roll shows 136 homes in Belle Rive Villas (public records).
What share of Belle Rive Villas is owner-occupied?
68% of Belle Rive Villas parcels carry a homestead exemption on the 2025 Florida DOR roll, the owner-occupancy proxy in public records.
When were the homes in Belle Rive Villas built?
Homes in Belle Rive Villas were built between 1981 and 2006, with a median year built of 1991.0 (FL DOR 2025 roll).
What schools serve Belle Rive Villas?
Belle Rive Villas is served by Duval County Public Schools, typically Twin Lakes Academy Elementary School, Twin Lakes Academy Middle School and Mandarin High School. Confirm the exact zoning by address with the district.
Who is the best real estate agent for Belle Rive Villas?
The best agent for Belle Rive Villas is one who actively works Jacksonville and knows the community's pricing, fees, and current inventory. Tell us what you're looking for in the form on this page and Momentum Realty will match you with a local specialist for Belle Rive Villas.
How do I find a top Jacksonville real estate agent who knows Belle Rive Villas?
Share a few details in the form on this page. Momentum Realty has 320+ agents and more than $3.5B in closed sales, and we'll connect you with one who knows Belle Rive Villas and the wider Jacksonville area.
Can Momentum Realty connect me with an agent for Belle Rive Villas?
Yes. Use the form on this page and we'll introduce you to a local specialist who can guide your Belle Rive Villas purchase or sale - no call center and no pressure.
Where is Belle Rive Villas, and what county is it in?
Belle Rive Villas is in Jacksonville, Duval County, FL, ZIP 32256. The community's center is about 10 miles southeast of downtown Jacksonville (straight-line).
How far is Belle Rive Villas from downtown Jacksonville and the beach?
About 10 miles from downtown Jacksonville and about 11 miles from the Atlantic beach at Ponte Vedra Beach, both straight-line; driving distance is usually 15 to 30 percent more.
The Verdict

Should you buy in Belle Rive Villas?

An honest fit check. We will tell you when it is not your community.

Buyers targeting a purchase near the $150,000 median price with HOA-covered pool, fitness, and grounds maintenance.Excellent fit
Buyers comfortable with a small, 136-home resale pool who can wait through a longer, roughly 65-day marketing period.Excellent fit
Buyers who value a fixed monthly amenity package over a larger private yard or newer, post-2006 construction.Excellent fit
Buyers who need a large, active resale pool to compare against before pricing an offer; only 1 listing is active now.Probably not
Buyers unwilling to verify amenity access and HOA terms directly, given the 1981-2006 age range of the building stock.Probably not
Sellers expecting a fast sale; the median 65-day marketing period argues against that timeline.Probably not

Data sources & freshness

Live listingsrealMLS, refreshed twice daily (last: November 13, 2026)
Housing stock & ownershipFlorida DOR assessment roll (street-list match (2 streets, ZIP 32256))
Under-contract sharesrealMLS records, as of 2026-11-12
Schools2025-26 district assignments + FLDOE school grades; verify with the district
Historical depthClosed-sale records back to 2011 (32 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 listings in Northeast Florida sold at 99.1% of final list price vs. 98.6% for the market, in a median 31 days vs. 41 (realMLS, 12 months to Nov 2026). A Momentum agent can price yours against live local comps.

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