Biscayne Downs
Homes for Sale in Jacksonville, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of WATSON REALTY CORP · via realMLS
As of October 2026, the MLS records 26 closed sales in Biscayne Downs in Jacksonville, FL since 2002, the most recent in October 2026. Across Jacksonville as a whole, 7,033 homes closed in the last 12 months at a median of $313,737, 48 median days on market, with 4,249 homes for sale today. At that median and Duval County's FY2025-26 rate of 17.86 mills, annual property tax runs about $5,600 ($4,870 with the full homestead exemption).
Last 30 days in Biscayne Downs: 1 closed sale (median $335,000). As of October 26, 2026, realMLS.
Biscayne Downs is a built-out community of 156 homes constructed between 1989 and 2007, with the median home dating to the mid-1990s. Price here is driven less by location premiums and more by condition and updates, because the housing stock is a generation old and homes vary widely in how much has been refreshed. A median living area of roughly 2,300 square feet tells you these are substantial single-family homes, not starter product.
With homestead occupancy above 85%, this is an owner-occupied community with limited turnover, which tends to keep inventory tight and listings meaningful when they do come up. For a seller, that scarcity is leverage if the home is updated. For a buyer, the practical takeaway is that you should underwrite each home on its systems and finishes — roof, HVAC, kitchens, baths — rather than assuming the price reflects a move-in-ready standard.
Figures in this note are as of July 12, 2026. The live market numbers elsewhere on this page update nightly and are newer.
The 60-Second Overview
Biscayne Downs is an established, predominantly owner-occupied enclave in Jacksonville's Duval County, built out over roughly two decades and centered on sizable single-family homes.
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.
The setting & the homes.
Aerial and on-site photos of Biscayne Downs. Swipe to explore the community.
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Biscayne DownsPhotos from realMLS listings in Biscayne Downs; content deemed reliable but not guaranteed.
Who Biscayne Downs is best for.
Best for
- Buyers wanting a spacious, established single-family home and willing to weigh condition against price
- Long-term owner-occupants who value a stable, low-turnover community
- Buyers comfortable budgeting for updates on an older home in exchange for size and location
Probably not for
- Buyers set on new construction or contemporary floor plans
- Investors seeking quick turnover or a high concentration of rental product
- Buyers who need to choose from a deep, fast-moving pool of listings right now
The market around Biscayne Downs
Biscayne Downs is too small for its own price trend, so here is the market around it.
In ZIP 32218, 544 homes are on the market and 26% are under contract — a steady corner of Jacksonville.
Across Duval County, 4,473 homes are active and 1,509 pending (25% under contract).
ZIP and county figures describe the wider market, not Biscayne Downs specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in Biscayne Downs, 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 Biscayne Downs buying strategy.
If we were buying in Biscayne Downs 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 Biscayne Downs.
A condition-driven resale market
Because construction spanned 1989 to 2007 and the median home is now around three decades old, the spread between the most and least updated homes is where value is really decided. Two homes of similar square footage can trade very differently depending on roof age, mechanical systems, and whether kitchens and baths have been brought current. Read every listing through that lens.
The high homestead share signals stability and low investor churn, which usually means well-kept homes and slower inventory. That is generally favorable for a buyer who wants a settled community, but it also means you may wait for the right home rather than choosing from a deep menu at any given moment.
The location and the amenities are priced into every listing in Biscayne Downs. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a condition-driven market like this, the number that matters is not the list price but what the home will actually need. We price and evaluate Biscayne Downs homes on systems and updates, not square footage alone, so buyers know what they are underwriting and sellers know exactly where their home sits against the comps.
Biscayne Downs in 15 seconds.
Tools for a Biscayne Downs 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 Biscayne Downs sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Biscayne Downs, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Biscayne Downs home worth?
Get a no-obligation home value based on real comparable sales in Biscayne Downs, 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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Recently off market in Biscayne Downs
Homes in Biscayne Downs 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. 2 on record.
- 1733 Gallahadion Court · off market
- 1759 Daytona Lane · off market
Price History: What Homes Here Have Actually Sold For
Median sale prices in Biscayne Downs 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.
Recent Developments in Biscayne Downs
Development, infrastructure, retail, and school activity affecting Biscayne Downs, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- October 2026Retail & Dining
Council committee defers vote on incentives for Downtown Publix at 119 W. Beaver St.
The Finance Committee deferred a $49.65 million incentive package for Gateway Jax's $140.15 million high-rise anchored by a Publix at 119 W. Beaver St. The tower is planned with 259 apartments and about 400 parking spaces. The committee is scheduled to revisit the bill Nov. 4, the day after the Amendment 3 vote.
What it may mean for the marketThe timing of the first full-size grocery store in the Downtown core depends on the incentive vote, affecting nearby retail access. The project is about 8 miles south of Biscayne Downs, elsewhere in Duval County.
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 10 miles east of Biscayne Downs.
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 site is about 8 miles south of Biscayne Downs.
Source: Jacksonville Today - September 2026Development
Downtown review board approves concept for first new University of Florida graduate campus building in LaVilla
The Downtown Development Review Board voted 7-0 on Sept. 10 for a six to eight story, roughly 185,000 square foot academic building on a 2.34-acre site bounded by West Bay, Forsyth and North Lee streets. It is the first new building in a multiphase UF graduate and semiconductor institute campus estimated at $345 million. UF hopes to break ground in December, pending final design review and permitting.
What it may mean for the marketA large graduate campus adds education and technology jobs and daytime foot traffic to the western Downtown core. The project is about 8 miles south of Biscayne Downs, 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 8 miles south of Biscayne Downs, elsewhere in Duval County.
Source: News4Jax - 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 10 miles east of Biscayne Downs.
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.
Frequently Asked Questions
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An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Biscayne Downs with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: October 26, 2026) |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (6 streets, ZIP 32218)) |
| Under-contract shares | realMLS records, as of 2026-10-25 |
| Historical depth | Closed-sale records back to 2002 (26 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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