Black Hammock
Homes for Sale in Jacksonville, FL
True comps, carrying-cost math, and listings before the portals.
As of September 2026, the MLS records 21 closed sales in Black Hammock in Jacksonville, FL since 2002, the most recent in September 2024. Across Jacksonville as a whole, 8,840 homes closed in the last 12 months at a median of $310,000, 44 median days on market, with 2,388 homes for sale today. At that median and Duval County's FY2025-26 rate of 17.86 mills, annual property tax runs about $5,540 ($4,800 with the full homestead exemption).
Price here is driven by condition and vintage, not a uniform product. With a build range spanning 1914 to 2024 and a median year built of 1998, Black Hammock is a mix of much older stock and newer construction, so two homes of similar size can trade well apart depending on how they've been updated. There is no single price band to quote — the spread is real, and it tracks the work each house has or hasn't had done.
The ownership pattern matters for market posture: with roughly 70% homestead, most owners live in what they own, which tends to hold inventory tighter than a rental-heavy area. For buyers, that means fewer distressed or turnkey-flip listings and more owner-maintained homes. For sellers, a well-updated home stands out against the older, un-renovated portion of the stock — condition is your lever.
Nearby homes for sale
No active listings inside Black Hammock right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
Black Hammock is a 282-home pocket of Jacksonville in Duval County with a wide age range of housing and a median living area just over 2,000 square feet, so both older character homes and newer builds are in play.
realMLS (Northeast Florida) sales records identify 11 homes in Black Hammock that have changed hands since 2001, built between 1972 and 2004 (median 1997), with a median living area of about 1,782 sq ft and a typical 3-bedroom, 2-bath layout. Source: realMLS (Northeast Florida) closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
County records show 16 qualified sales in Black Hammock across 2024–2025 (12 in 2024, 4 in 2025), median $585,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
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 Black Hammock is best for.
Best for
- Buyers comfortable weighing renovation costs on an older home against a move-in-ready one
- Owner-occupants planning to stay, who value a predominantly homestead area
- Buyers who want size options around 2,000+ square feet across multiple build eras
Probably not for
- Buyers who want only new construction with matching finishes and layouts
- Investors hunting a high volume of turnkey rental inventory
- Buyers who need a tight, predictable price band before touring
The market around Black Hammock
Black Hammock is too small for its own price trend, so here is the market around it.
In ZIP 32226, 144 homes are on the market and 25% are under contract — a steady corner of Jacksonville.
Across Duval County, 3,905 homes are active and 1,695 pending (30% under contract).
In ZIP 32226 (Jacksonville), 203 homes closed in the last 12 months at a median of $370K ($191/sq ft), down 0.4% year over year, with a median 46 days on market. Right now 70 active and 25 pending listings put supply at about 5.0 months — a balanced market. See the live ZIP 32226 housing market and the Duval County market.
ZIP and county figures describe the wider market, not Black Hammock specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in Black Hammock, 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.
Recent Developments in Black Hammock
Development, infrastructure, retail, and school activity affecting Black Hammock, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- July 2026Development
JWB secures funding for 108 affordable housing units in Jacksonville
Jacksonville Today reported that JWB Real Estate Capital secured about $28.59 million in gap funding for 108 income-restricted units across three Westside sites on Tracy, Justina and Ricker roads. Plans include 38 townhome-style units and two sets of 35 efficiency units, priced at or below 60% of area median income for 50 years. Groundbreaking is expected by September 2026 with completion in 2027.
What it may mean for the marketAdds new income-restricted rental and townhome housing supply on the Westside, increasing the stock of long-term affordable units and drawing public and tax-credit investment into three infill sites. The project is about 25 miles southwest of Black Hammock, 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 17 miles southwest of Black Hammock, 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 project is about 9 miles south of Black Hammock, elsewhere in Duval County.
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 9 miles south of Black Hammock.
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 buying strategy.
If we were buying in Black Hammock 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.
A mixed-vintage market where condition sets price
The defining feature here is the age spread. Homes date as far back as 1914 and as recent as 2024, with the midpoint at 1998. That means you'll walk through original older houses, mid-cycle builds, and recent construction in the same search. Expect to underwrite each home on its own merits — systems, roof, and updates vary widely, and the median size near 2,052 square feet gives you a useful baseline to compare against.
With about 70% of homes owner-occupied, turnover is comparatively measured and much of the stock shows owner upkeep rather than investor churn. Buyers should be ready to move on the genuinely updated listings and should price older, un-renovated homes with renovation cost in mind. Sellers with a well-kept or improved home have a clear differentiator in a market this varied.
The location and the amenities are priced into every listing in Black Hammock. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community where value hinges on vintage and condition rather than a tidy price band, our job is to compare the right homes against each other and flag the ones where the age of the systems doesn't match the asking price. We know how a 1998-median market with stock reaching back to 1914 actually trades, and we'll tell you when a listing is priced for its finishes and when it's priced for its address.
Black Hammock 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 Black Hammock 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 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, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Black Hammock home worth?
Get a no-obligation home value based on real comparable sales in Black Hammock, 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
How many homes are in Black Hammock?
What share of Black Hammock is owner-occupied?
When were the homes in Black Hammock built?
Who is the best real estate agent for Black Hammock?
How do I find a top Jacksonville real estate agent who knows Black Hammock?
Can Momentum Realty connect me with an agent for Black Hammock?
Should you buy in Black Hammock?
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 (4 streets, ZIP 32226)) |
| Under-contract shares | realMLS records, as of 2026-09-12 |
| Historical depth | Closed-sale records back to 2002 (21 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.
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See how Black Hammock fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
Explore more neighborhoods near Black Hammock with Momentum Realty’s local guides.
Schools serving nearby communities
We do not have a confirmed school assignment for Black Hammock. These are the public schools most often assigned to other communities in ZIP 32226; zones change and vary by address, so confirm with the district before you buy.
- First Coast High School · 9-12 · FLDOE grade C (assigned to 21 nearby communities)
- New Berlin Elementary School · PreK-5 · FLDOE grade A (assigned to 13 nearby communities)
- Oceanway Middle School · 6-8 (assigned to 13 nearby communities)
- Oceanway School · Middle · FLDOE grade C (assigned to 7 nearby communities)
- Oceanway Elementary School · Elementary · FLDOE grade B (assigned to 2 nearby communities)
Assignments from district data for neighboring communities; grades are official Florida Department of Education school grades (2025-26).