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
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.
Biscayne Downs right now
🟢 Buyer-leaning market. 12.0 months of supply and 0% of the inventory already under contract give buyers above-average negotiating leverage.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 August 20, 2026. Confidence: Low (1 active and pending listings, 1 closed sales in 12 months).
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Updated August 20, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
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, 485 homes are on the market and 33% are under contract — a fast-moving corner of Jacksonville.
Across Duval County, 3,861 homes are active and 1,760 pending (31% under contract).
ZIP and county figures describe the wider market, not Biscayne Downs specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Biscayne Downs
Live MLS inventory for Biscayne Downs. 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.
Active and pending Biscayne Downs listings as of 2026-08-20, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
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.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
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.
HOA, CDD & Fees
- Mandatory HOA. Confirm current dues
- 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 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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Frequently Asked Questions
Is Biscayne Downs a buyer's or seller's market right now?
Who is the best real estate agent for Biscayne Downs?
How do I find a top Jacksonville real estate agent who knows Biscayne Downs?
Can Momentum Realty connect me with an agent for Biscayne Downs?
Should you buy in Biscayne Downs?
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: August 20, 2026) |
| Under-contract shares | realMLS records, as of 2026-08-18 |
| Historical depth | Closed-sale records back to 2002 (44 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 your area comps.
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See how Biscayne Downs fits the bigger picture — live prices, inventory, and Momentum Scores: