Belmont Lakes
Homes for Sale in Jacksonville, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Belmont Lakes prices off a narrow build window — homes went up between 1999 and 2003, with a median year built of 2001, so the 179 homes here read as one consistent generation of construction rather than a patchwork of eras. At a median of $414,500 and $212.12 per square foot on a median 2,070-square-foot home, the math is straightforward: buyers are paying for consistent square footage and a known construction period, not for wide variation in age or size.
The current posture favors sellers. We're tracking zero active listings against a median 19.5 days on market across the eight closings in our window, and a market heat score of 78. Value here has appreciated 196% since 2012, and 70.4% of homes carry a homestead exemption — a base weighted toward owner-occupied property tends to keep inventory tight, which is exactly what we're seeing right now.
Figures in this note are as of July 15, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Belmont Lakes right now
🟢 Still climbing. The trailing-12-month median ($430K) is up 11.4% from the prior 12 months ($386K) and up 217% since 2012. With about 6 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 18. Confidence: Low (5 and 4 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 18, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Belmont Lakes market snapshot (as of October 18, 2026): the median sale price is about $430K ($215 per sq ft over the trailing 12 months of closed sales), and a median 8 days on market for closed sales. The trailing-12-month median is up 11% from the prior 12 months and up 217% since 2012, computed from record-level realMLS closed sales (5 closings in the current window).
Belmont Lakes is a community of 179 homes in Jacksonville, Duval County, built between 1999 and 2003 (median 2001), with a median living area of about 2,070 square feet. 70% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Belmont Lakes is a tight, single-era subdivision of 179 homes in Duval County built out between 1999 and 2003 — the kind of construction consistency that keeps valuations easy to compare and inventory easy to track. With zero active listings at the moment, most activity here happens through relationships and pre-market conversations rather than scrolling the portals.
The setting & the homes.
Aerial and on-site photos of Belmont Lakes. Swipe to explore the community.
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Belmont LakesPhotos from realMLS listings in Belmont Lakes; content deemed reliable but not guaranteed.
Who Belmont Lakes is best for.
Best for
- Buyers who want price certainty from a single-era build rather than a mix of renovation states and construction years.
- Buyers ready to act quickly once a listing appears, given how fast homes here have historically moved.
- Buyers or sellers who prefer a smaller, well-defined subdivision over a sprawling master-planned community.
Probably not for
- Buyers who want to browse and compare several active listings before deciding — there is currently no active inventory to compare.
- Buyers seeking a wide range of home styles, sizes, or build years within one neighborhood.
- Buyers assuming resort-style private amenities — MLS records list grounds maintenance only, so confirm what's actually included with the HOA.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending October 18 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($430K) IS the median in the snapshot above, and the move from 2025 ($386K) IS the +11.4% one-year change.
Windows contain 1 to 16 sales each (5 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.
22% of homes for sale in ZIP 32225 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 (2026-10-18).
Belmont Lakes Market Scorecard
Belmont Lakes is currently a balanced market..
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Housing distress & ownership in Belmont Lakes, 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.
Belmont Lakes 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.
Life at Belmont Lakes
- Maintenance Grounds · reported on 1 of 2 listings
Community amenities as reported across realMLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
Recent Developments in Belmont Lakes
Development, infrastructure, retail, and school activity affecting Belmont Lakes, 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 11 miles southeast of Belmont Lakes.
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 5 miles northwest of Belmont Lakes.
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 11 miles west of Belmont Lakes, 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 10 miles west of Belmont Lakes, 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 site is about 5 miles northwest of Belmont Lakes.
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 5 miles northwest of Belmont Lakes.
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.
The Belmont Lakes buying strategy.
If we were buying in Belmont Lakes 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 Belmont Lakes.
One Build Era, Consistent Value
This is a small, self-contained subdivision — 179 homes total, all built within a five-year window between 1999 and 2003, with a median year built of 2001. That construction consistency shows up in the numbers: the median living area is 2,070 square feet, the median sale price is $414,500, and that works out to $212.12 per square foot. When a community's housing stock is this uniform, price-per-square-foot is a genuinely useful comparison tool rather than an average masking wide swings.
On the market side, we're tracking zero active listings right now, and the eight closings in our recent window moved at a median of 19.5 days on market — fast by most standards. Our market heat score for Belmont Lakes sits at 78. Values here are up 196% since 2012, and 70.4% of homes carry a homestead exemption, pointing to a base weighted toward owner-occupied property rather than heavy investor turnover. MLS records list Maintenance Grounds as a community amenity; buyers should confirm current amenities and access directly with the HOA.
The location and the amenities are priced into every listing in Belmont Lakes. 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 Belmont Lakes 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 (8.9). Basis: Long-Term Appreciation +217% since 2012; Recent Direction +11.4% year-over-year; Owner Commitment 70% owner-occupied; Pricing Power 99.3% sale-to-list. Refreshed with each data update.
Why work with Momentum here
With zero active listings and a median 19.5 days on market, Belmont Lakes is not a community where a buyer can afford to watch and wait — the next listing here is more likely to move through a network of agents than to sit visible on the portals for long. Momentum's Northeast Florida team tracks micro-markets like this one closing by closing, so when a homeowner in Belmont Lakes starts thinking about selling, or a new listing is about to hit, our clients hear about it before it's public.
Belmont Lakes in 15 seconds.
Tools for a Belmont Lakes 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 Belmont Lakes sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Belmont Lakes, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Belmont Lakes home worth?
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Ask an agent about Belmont Lakes
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Frequently Asked Questions
What is the median home price in Belmont Lakes?
How long do homes in Belmont Lakes take to sell?
How many homes are in Belmont Lakes?
What share of Belmont Lakes is owner-occupied?
When were the homes in Belmont Lakes built?
Have Belmont Lakes home prices gone up?
Who is the best real estate agent for Belmont Lakes?
How do I find a top Jacksonville real estate agent who knows Belmont Lakes?
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Should you buy in Belmont Lakes?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Belmont Lakes with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: October 18, 2026) |
| Community market stats | realMLS closed sales, 12-month windows ending October 18, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (7 streets, ZIP 32225)) |
| Under-contract shares | realMLS records, as of 2026-10-18 |
| Historical depth | Closed-sale records back to 2002 (179 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.
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