Black Hammock Island
Homes for Sale in Jacksonville, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo courtesy of JASON MITCHELL REAL ESTATE FLORIDA, LLC. · via realMLS
Homes For Sale Right Now in Black Hammock Island
Live MLS inventory for Black Hammock Island. 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 · 147 daysTop listing
Active · 245 days
Active · 18 days
Active · 295 days
Active · 46 days
Active · 116 days
Pending · 15 daysActive and pending Black Hammock Island listings as of 2026-10-21, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
Black Hammock Island's numbers point to a market defined by a wide age spread and thin turnover rather than a single-era subdivision. Homes here were built anywhere from 1914 to 2024, with a median year built of 1997 and a median living area of 1,982 square feet. The median price of $628,677 works out to $277.68 per square foot, and with only 5 active listings against 468 total homes in the community, there simply isn't much on the market to compare against at any given time.
The math here rewards patience on both sides of a deal. Median days on market sits at 108 — well above what a fast-moving market would show — yet prices are up 24.7% year over year and 459% since 2012, with 5 months of supply keeping this a balanced market rather than a seller's stampede. A homestead share of 65.4% suggests most owners are staying put, and with just 13 closings in the tracked window, this is a negotiate-carefully market, not a bidding-war one.
Figures in this note are as of July 15, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Black Hammock Island right now
🟡 Balanced market. 6.0 months of supply and 14% 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 October 23, 2026. Confidence: High (7 active and pending listings, 13 closed sales in 12 months).
🟡 Off the recent peak. The trailing-12-month median ($540K) is down 0.8% from the prior 12 months ($544K) and up 220% since 2012. With about a dozen 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 23. Confidence: Medium (13 and 10 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 23, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Black Hammock Island market snapshot (as of October 23, 2026): the median sale price is about $540K ($254 per sq ft over the trailing 12 months of closed sales), a median 108 days on market for closed sales, and 6.0 months of supply, a balanced market. The trailing-12-month median is down 1% from the prior 12 months and up 220% since 2012, computed from record-level realMLS closed sales (13 closings in the current window).
Black Hammock Island is a community of 267 homes in Jacksonville, Duval County, built between 1914 and 2024 (median 1998.0), with a median living area of about 2,052 square feet. 70% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Black Hammock Island is a Duval County community in Jacksonville where the reported amenities lean toward privacy and access rather than typical subdivision extras: a security gate, an airport/runway, and security lighting are reported across the community's MLS listings — worth confirming current status directly with the HOA.
The setting & the homes.
Aerial and on-site photos of Black Hammock Island. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Black Hammock IslandPhotos from realMLS listings in Black Hammock Island; content deemed reliable but not guaranteed.
Who Black Hammock Island is best for.
Best for
- Buyers who want gated, privacy-oriented acreage living with reported airport/runway access rather than a standard planned subdivision.
- Buyers comfortable transacting near the community's $628,677 median price for a home that could date anywhere from 1914 to 2024.
- Buyers who can work through a longer, roughly 108-day sale process in a low-inventory market rather than expecting a quick close.
Probably not for
- Buyers who need a large pool of active comparables to negotiate against — only 5 listings are on the market against 468 total homes.
- Buyers on a tight closing timeline; median days on market here runs well above a fast-turnover pace.
- Buyers who want a uniform, single-era product; construction here spans from 1914 to 2024 with a median year built of 1997.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending October 23 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($540K) IS the median in the snapshot above, and the move from 2025 ($544K) IS the -0.8% one-year change.
Windows contain 7 to 16 sales each (13 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.
21% of homes for sale in ZIP 32226 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 (2026-10-20).
Black Hammock Island Market Scorecard
Black Hammock Island is currently a balanced market. About 6.0 months of supply, a median asking price of $1,190,000, and homes go under contract in about 147 days.
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 Black Hammock Island, 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.
Black Hammock Island 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 Black Hammock Island
- Security Gate · reported on 2 of 6 listings
- Airport/Runway · reported on 1 of 6 listings
- Security Lights · reported on 1 of 6 listings
Community amenities as reported across realMLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
How far is everything?
Everyday stops around Black Hammock Island are close: the nearest parks is about 7 minutes away.
- Pumpkin Hill Creek Preserve State Park · Parks7 min
- Publix · Groceries8 min
- Northpoint Village Shopping Center · Shopping8 min
- Nagasaki Japanese Restaurant · Dining9 min
- Dunkin' · Coffee10 min
- UF Health Cardiovascular Center · Health18 min
Approximate drive times via Mapbox Search + Directions, 2026-07-03. Verify for a specific address.
Schools
- Duval County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- New Berlin Elementary SchoolFLDOE grade A · Public PreK-5
- Oceanway Middle School · Public 6-8
- First Coast High SchoolFLDOE grade C · 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 Black Hammock Island address.
Recent Developments in Black Hammock Island
Development, infrastructure, retail, and school activity affecting Black Hammock Island, 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 16 miles southwest of Black Hammock Island, 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 8 miles south of Black Hammock Island.
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 16 miles southwest of Black Hammock Island, 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 16 miles southwest of Black Hammock Island, 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 8 miles south of Black Hammock Island.
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 8 miles south of Black Hammock Island.
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 Black Hammock Island buying strategy.
If we were buying in Black Hammock Island 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 Black Hammock Island.
A Thin Market With Gated, Runway Access
With 468 homes total and only 5 currently active, Black Hammock Island trades in small numbers. Just 13 closings occurred in the tracked window, and 5 months of supply is enough to land the community in "balanced" territory — not scarce enough to spark bidding wars, not loose enough to favor buyers outright. That scarcity of active listings means each new one carries more weight in setting the market than it would in a higher-volume subdivision, and a median 108-day time on market reflects a smaller, more deliberate pool of buyers working through a smaller pool of homes.
The reported amenities set — a security gate, an airport/runway, and security lighting — point to a different kind of buyer than a standard planned community, one weighing private access and acreage-style living over walkable amenities. Combined with a construction span running from 1914 to 2024 and a median year built of 1997, the housing stock itself is heterogeneous: legacy homes sit alongside newer builds, and a median living area of 1,982 square feet at a $277.68 per-square-foot median gives a sense of scale without implying a uniform product.
The location and the amenities are priced into every listing in Black Hammock Island. 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 Black Hammock Island 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 5 factors (5.7). Basis: Long-Term Appreciation +220% since 2012; Recent Direction -0.8% year-over-year; Liquidity & Demand 6.0 months of supply; Owner Commitment 70% owner-occupied; Pricing Power 87.5% sale-to-list. Refreshed with each data update.
Why work with Momentum here
A community with only 5 active listings against 468 total homes and a median 108-day sale timeline is not a market you can price by scrolling a portal. Momentum tracks Black Hammock Island's closings, its 5 months of supply, and its reported gate and runway access directly against MLS data, so pricing a listing or evaluating an offer here starts from the actual thin-inventory conditions on the ground rather than a generic Jacksonville comp set.
Black Hammock Island in 15 seconds.
HOA, CDD & Fees
- No CDD
- HOA status not on record. Verify any dues before you offer
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Page states no CDD.
Flood & Insurance Context
Of 18 sampled listing addresses in this community: 44% outside the FEMA Special Flood Hazard Area (Zone X/B/C); 56% in an A-series Special Flood Hazard Area zone.
Address-sampled; individual parcels vary - verify any specific address at msc.fema.gov. Check any address at FEMA's Flood Map Service Center, and see average home-insurance costs by Florida county.
Source: FEMA National Flood Hazard Layer, address-level lookups (n=18) · as of 2026-10
Tools for a Black Hammock Island 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 Black Hammock Island sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Black Hammock Island, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
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Frequently Asked Questions
What is the median home price in Black Hammock Island?
How long do homes in Black Hammock Island take to sell?
Is Black Hammock Island a buyer's or seller's market right now?
How many homes are in Black Hammock Island?
What share of Black Hammock Island is owner-occupied?
When were the homes in Black Hammock Island built?
Have Black Hammock Island home prices gone up?
What schools serve Black Hammock Island?
Who is the best real estate agent for Black Hammock Island?
How do I find a top Jacksonville real estate agent who knows Black Hammock Island?
Can Momentum Realty connect me with an agent for Black Hammock Island?
Should you buy in Black Hammock Island?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Black Hammock Island with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: October 21, 2026) |
| Community market stats | realMLS closed sales, 12-month windows ending October 23, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (4 streets, ZIP 32218/32226)) |
| Under-contract shares | realMLS records, as of 2026-10-20 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2001 (229 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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