Blackhawk Bluff
Homes for Sale in Jacksonville, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of CHRISTIE'S INTERNATIONAL REAL ESTATE FIRST COAST · via realMLS
Blackhawk Bluff's 143 homes span construction dates from 1938 to 2021, with a median year built of 1979 — a spread wide enough that condition and updates drive value here more than location or age alone. The median sale price sits at $392,500, working out to $242.18 per square foot against a median home size of 1,933 square feet. With homestead exemptions filed on 86.4% of homes, this reads as an established, largely owner-occupied pocket rather than a rotating rental or flip market.
Inventory is thin right now — just one active listing — and the median days on market is 4, so homes here are not sitting. Momentum's data classifies the current posture as balanced, with months of supply at 4.0, but the on-the-ground pace (that fast median DOM, that single active listing) favors decisive buyers over browsers. Price appreciation of 138% since 2012 backs up the read that sellers can price with confidence.
Blackhawk Bluff right now
🟡 Balanced market. 4.0 months of supply and 0% 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 August 5, 2026. Confidence: Low (1 active and pending listings, 3 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated August 5, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Blackhawk Bluff market snapshot (as of August 5, 2026): the median sale price is about $392K ($242 per sq ft over the trailing 12 months of closed sales), a median 4 days on market for closed sales, and 4.0 months of supply, a balanced market.
Blackhawk Bluff is a community of 143 homes in Jacksonville, Duval County, built between 1938 and 2021 (median 1979), with a median living area of about 1,933 square feet. 86% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Blackhawk Bluff is a Duval County community of 143 homes built between 1938 and 2021, anchored by a median year built of 1979 and a listed community amenity of fishing access — details worth confirming directly with the HOA before you rely on them.
The setting & the homes.
Aerial and on-site photos of Blackhawk Bluff. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Blackhawk BluffPhotos from realMLS listings in Blackhawk Bluff; content deemed reliable but not guaranteed.
Who Blackhawk Bluff is best for.
Best for
- Buyers comfortable evaluating an older home's condition and budgeting for updates, rather than buying new construction.
- Move-fast buyers, pre-approved and ready to write an offer within days of a listing going live.
- Buyers targeting a purchase near the community's $392,500 median who want an established, largely owner-occupied setting.
Probably not for
- Buyers who want to tour a wide slate of active listings before committing — inventory here is currently down to one.
- Buyers who need a narrow, recent build-year range for predictable systems and finishes — this community spans 1938 to 2021.
- Investors seeking a high-turnover rental stock — homestead exemptions are filed on 86.4% of homes here.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending August 5 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($392K) IS the median in the snapshot above.
Windows contain 0 to 4 sales each (3 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.
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.
35% of homes for sale in ZIP 32225 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 (2026-08-14).
Blackhawk Bluff Market Scorecard
Blackhawk Bluff is currently a balanced market. About 4.0 months of supply, a median asking price of $425,000, and homes go under contract in about 54 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 Blackhawk Bluff, 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.
Homes For Sale Right Now in Blackhawk Bluff
Live MLS inventory for Blackhawk Bluff. 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 Blackhawk Bluff listings as of 2026-08-12, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
Blackhawk Bluff 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, tiles © CARTO.
Life at Blackhawk Bluff
- Fishing · reported on 1 of 2 listings
Community amenities as reported across realMLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
Schools
- Duval County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Sandalwood High School (Duval County Public Schools); verify by address · High
- Kernan Middle School; verify by address · Middle
- Waterleaf Elementary School; verify by address · Elementary
Zoned schools reflect the assignments reported on recent Blackhawk Bluff listings 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 Blackhawk Bluff address.
The Blackhawk Bluff buying strategy.
If we were buying in Blackhawk Bluff 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 Blackhawk Bluff.
What Actually Sets Price in Blackhawk Bluff
The 143 homes in Blackhawk Bluff were built anywhere from 1938 to 2021, with a median year built of 1979. That range means two houses on the same street can carry very different mechanical systems, roof ages, and finish levels — which is why price per square foot ($242.18) is a more reliable yardstick here than the median price alone. At a median living area of 1,933 square feet, homes sit in a mid-size range, and it's condition and vintage, not floor plan, that tends to explain the spread you'll see between listings.
A homestead share of 86.4% is a strong owner-occupancy signal, which tends to correlate with more consistent upkeep and fewer investor-driven turnarounds. The community's reported amenity is fishing access, noted across MLS listings for this community — confirm current access and any HOA rules directly before counting on it. With only one active listing and a median of 4 days on market, existing supply is doing very little to slow demand.
The location and the amenities are priced into every listing in Blackhawk Bluff. 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 Blackhawk Bluff 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 4 factors (8.7). Basis: Long-Term Appreciation +201% since 2012; Liquidity & Demand 4.0 months of supply; Owner Commitment 86% owner-occupied; Pricing Power 101.1% sale-to-list. Refreshed with each data update.
Why work with Momentum here
Momentum's agents track Blackhawk Bluff's own data feed — median price, price per square foot, days on market, and available supply — rather than relying on citywide Jacksonville averages that don't reflect this specific 143-home community. When there's only one active listing and a median of 4 days on market, that kind of specific, current tracking is what turns a good showing into an accepted offer instead of a missed one.
Blackhawk Bluff 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 Blackhawk Bluff 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 Blackhawk Bluff sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Blackhawk Bluff, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Blackhawk Bluff home worth?
Get a no-obligation home value based on real comparable sales in Blackhawk Bluff, 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 Blackhawk Bluff on the map →
Frequently Asked Questions
What is the median home price in Blackhawk Bluff?
How long do homes in Blackhawk Bluff take to sell?
Is Blackhawk Bluff a buyer's or seller's market right now?
How many homes are in Blackhawk Bluff?
What share of Blackhawk Bluff is owner-occupied?
When were the homes in Blackhawk Bluff built?
Do cash buyers compete in Blackhawk Bluff?
Have Blackhawk Bluff home prices gone up?
What schools serve Blackhawk Bluff?
Who is the best real estate agent for Blackhawk Bluff?
How do I find a top Jacksonville real estate agent who knows Blackhawk Bluff?
Can Momentum Realty connect me with an agent for Blackhawk Bluff?
Should you buy in Blackhawk Bluff?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Blackhawk Bluff with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: August 5, 2026) |
| Community market stats | realMLS closed sales, 12-month windows ending August 5, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (5 streets, ZIP 32225)) |
| Under-contract shares | realMLS records, as of 2026-08-01 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2001 (54 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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