Biscayne Lakes
Homes for Sale in Jacksonville, FL
True comps, carrying-cost math, and listings before the portals.
As of October 2026, the MLS records 15 closed sales in Biscayne Lakes in Jacksonville, FL since 2001, the most recent in November 2024. Across Jacksonville as a whole, 8,268 homes closed in the last 12 months at a median of $311,134, 43 median days on market, with 2,422 homes for sale today. At that median and Duval County's FY2025-26 rate of 17.86 mills, annual property tax runs about $5,560 ($4,820 with the full homestead exemption).
The snapshot we have on Biscayne Lakes is thin on active numbers, so I'll be straight about what I can and can't tell you. What sets price here is condition and specifics of the individual home far more than any neighborhood-wide figure — until we see a firmer read on active listing counts and days on market, treat each address on its own merits rather than assuming a community rate.
Practically, that means buyers should lean on comparable sales pulled at the time of your search, and sellers should price to recent, verifiable closings in the immediate area. This is a community where a walk-through and a current comp set will tell you more than any headline stat. If the data firms up, we'll update the posture accordingly.
The 60-Second Overview
Biscayne Lakes sits in Jacksonville within Duval County. It is a defined residential community best evaluated home-by-home rather than through broad averages, and current comps should anchor any decision here.
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.
Who Biscayne Lakes is best for.
Best for
- Buyers who want a Duval County location and are comfortable pricing off current comparable sales
- Buyers focused on a specific home's condition rather than a neighborhood-wide number
- Sellers willing to price to recent, verifiable closings in the immediate area
Probably not for
- Buyers who want a clear price range or entry point before touring
- Buyers expecting a data-rich snapshot to decide sight-unseen
- Sellers who want to price off broad averages instead of recent closings
The market around Biscayne Lakes
Biscayne Lakes is too small for its own price trend, so here is the market around it.
In ZIP 32218, 461 homes are on the market and 30% are under contract — a steady corner of Jacksonville.
Across Duval County, 3,953 homes are active and 1,522 pending (28% under contract).
ZIP and county figures describe the wider market, not Biscayne Lakes specifically. Momentum Research analysis of MLS records.
Biscayne Lakes by the numbers
From county property records and closed MLS sales for the Biscayne Lakes subdivision: 10 homes on record; built 1982–2005; typical size about 1,858 heated sq ft; 3 bedrooms is the median. Housing mix: single-family 100%.
| Year | Recorded sales | Median price |
|---|---|---|
| 2010 | 1 | $106,207 |
| 2011 | 1 | $135,000 |
| 2013 | 1 | $72,500 |
| 2020 | 2 | $188,450 |
| 2022 | 2 | $327,500 |
| 2024 | 1 | $305,000 |
Newest recorded sale: $305,000 on 2024-11-15.
Recorded data as of 2026-09-12; counts cover addresses tagged to this subdivision in the public record, not every parcel. Not an appraisal.
Housing distress & ownership in Biscayne 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.
The Biscayne Lakes buying strategy.
If we were buying in Biscayne 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 Biscayne Lakes.
A closer look at the Biscayne Lakes market
The housing stock is 33 homes built between 1982 and 2005, and 85% of parcels are homesteaded — the owner-occupancy proxy in the Florida DOR assessment roll.
The location and the amenities are priced into every listing in Biscayne Lakes. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
Because Biscayne Lakes rewards local, current data over generalizations, we pull live comps and closings the day you're deciding, walk homes with condition in mind, and tell you plainly when a specific listing doesn't line up with what recent sales support.
Biscayne Lakes 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 Biscayne 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 Biscayne Lakes sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Biscayne 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 Biscayne Lakes home worth?
Get a no-obligation home value based on real comparable sales in Biscayne Lakes, 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 homes for sale in Biscayne Lakes on the map →
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Duval County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Duval County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
Frequently Asked Questions
How many homes are in Biscayne Lakes?
What share of Biscayne Lakes is owner-occupied?
When were the homes in Biscayne Lakes built?
Who is the best real estate agent for Biscayne Lakes?
How do I find a top Jacksonville real estate agent who knows Biscayne Lakes?
Can Momentum Realty connect me with an agent for Biscayne Lakes?
Should you buy in Biscayne Lakes?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Housing stock & ownership | Florida DOR assessment roll (street-list match (1 streets, ZIP 32218)) |
| Under-contract shares | realMLS records, as of 2026-10-01 |
| Historical depth | Closed-sale records back to 2001 (15 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.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how Biscayne Lakes fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
Explore more neighborhoods near Biscayne Lakes Homes for Sale in Jacksonville, FL with Momentum Realty’s local guides.
