Boddens Bluff
Homes for Sale in Jacksonville, FL
All 4,475 homes for sale in Jacksonville, FL · median $299,900 · 234 homes for sale in 32219 · Duval County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of EAGLES WORLD REALTY, INC · via realMLS
As of November 2026, the MLS records 19 closed sales in Boddens Bluff in Jacksonville, FL since 2011, the most recent in August 2026. Across Jacksonville as a whole, 12,703 homes closed in the last 12 months at a median of $304,990, 43 median days on market, with 4,150 homes for sale today. At that median and Duval County's FY2025-26 rate of 17.86 mills, annual property tax runs about $5,450 ($4,710 with the full homestead exemption).
Boddens Bluff is a small pocket within Jacksonville's Duval County, and as of July 2026 there is no recent closing activity in our data to anchor a price read. When a community goes quiet like this, pricing gets set one deal at a time rather than by a running comp set, which means condition, lot, and the specific home matter more than any neighborhood average.
For a seller, thin recent activity is a double-edged posture: less visible competition, but also less proof of value for an appraiser or a cautious buyer. For a buyer, it means you are negotiating in a low-signal environment where a well-supported offer and independent comps from the surrounding area carry the weight the community's own data cannot.
Figures in this note are as of July 12, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Nearby homes for sale
No active listings inside Boddens Bluff 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
Boddens Bluff is a niche Jacksonville address in Duval County that trades infrequently enough that it rarely shows up on a standard market report; treat it as a home-by-home market rather than a trend you can chart.
realMLS (Northeast Florida) sales records identify 11 homes in Boddens Bluff that have changed hands since 2005, built between 1999 and 2001 (median 2000), with a median living area of about 1,998 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.
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 Boddens Bluff. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Boddens BluffPhotos from realMLS listings in Boddens Bluff; content deemed reliable but not guaranteed.
Who Boddens Bluff is best for.
Best for
- Buyers willing to lean on surrounding-area comps and their agent's analysis instead of a published community median
- Long-hold buyers focused on the specific home and lot rather than short-term market signals
- Sellers with a well-maintained property who can wait for the right, appraisal-supported buyer
Probably not for
- Buyers who need a documented price trend and steady recent sales before committing
- Sellers who want a fast sale driven by active local demand and visible comps
- Anyone uncomfortable negotiating without a reliable neighborhood average to reference
The market around Boddens Bluff
Boddens Bluff is too small for its own price trend, so here is the market around it.
In ZIP 32219, 344 homes are on the market and 33% are under contract — a fast-moving corner of Jacksonville.
Across Duval County, 4,343 homes are active and 1,482 pending (25% under contract).
In ZIP 32219 (Jacksonville), 685 homes closed in the last 12 months at a median of $311K ($173/sq ft), up 0.2% year over year, with a median 65 days on market. Right now 182 active and 92 pending listings put supply at about 3.2 months — a healthy market. See the live ZIP 32219 housing market and the Duval County market.
ZIP and county figures describe the wider market, not Boddens Bluff specifically. Momentum Research analysis of MLS records.
The Boddens Bluff buying strategy.
If we were buying in Boddens 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 Boddens Bluff.
A low-signal micro-market
With no closings inside our current window, Boddens Bluff offers no clean median to build a price expectation around. That is not a red flag on its own — small communities simply do not generate enough transactions to smooth into a number — but it does change how you approach a deal here. Value has to be triangulated from the broader Duval submarket and from the individual property's condition and features.
The practical upshot: expect a wide, condition-driven spread rather than a tidy price band, and budget time to verify value the old-fashioned way. Whoever brings the better-documented case to the table — buyer or seller — tends to set the terms when the community's own comps are sparse.
The location and the amenities are priced into every listing in Boddens Bluff. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a low-activity pocket like Boddens Bluff, the work is in the comps you can't pull from a dashboard. We source value from the surrounding Duval market, pressure-test it against the specific property, and build the paper trail that keeps an appraisal and a negotiation on solid ground — because here there is no crowd of recent sales to do that for you.
Boddens Bluff in 15 seconds.
Tools for a Boddens 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 Boddens Bluff sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Boddens 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 Boddens Bluff home worth?
Get a no-obligation home value based on real comparable sales in Boddens 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.
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Recently off market in Boddens Bluff
Homes in Boddens Bluff that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 1 on record.
- 10825 Boddens Road · off market
Housing distress & ownership in Boddens 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.
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Ask an agent about Boddens Bluff
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Boddens Bluff will answer, and the answer is published on this page for the next buyer.
Price History: What Homes Here Have Actually Sold For
Median sale prices in Boddens Bluff Jacksonville year by year since 2013, from closed MLS sales. Long-run history beats any single estimate: it shows what this community has actually done through rate cycles, not what a model guesses.
Recent Developments in Boddens Bluff
Development, infrastructure, retail, and school activity affecting Boddens Bluff, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated November 2026.
- October 2026Development
Downtown board backs $49M incentive for 31-story Fleet Landing Riverside tower
The Downtown Investment Authority voted 7-0 on Oct. 21 to advance a $49.27 million, 20-year, 75% Recapture Enhanced Value Grant for Fleet Landing Riverside. The 31-story senior living tower is proposed at 111 Riverside Ave., the former Haskell headquarters site in Brooklyn. The item now goes to City Council.
What it may mean for the marketA large residential tower on the Riverside Avenue corridor would add construction activity and daily foot traffic to Brooklyn and the nearby Northbank, supporting nearby retail and dining demand. The project is about 10 miles southeast of Boddens Bluff, elsewhere in Duval County.
Source: Jacksonville Today - October 2026Civic
Sheriff's Office moves into new Brooklyn headquarters, leaving East Bay Street building's future open
The Jacksonville Sheriff's Office showed its new headquarters at 532 Riverside Ave., a former Florida Blue building. It occupies about 346,000 square feet on 11 of 19 floors, and leasing plus renovation cost more than $20 million per the mayor. The 1974 Police Memorial Building at 501 E. Bay St. is left for the city to reuse or demolish.
What it may mean for the marketA large public tenant anchoring Riverside Avenue adds weekday activity in Brooklyn, while the vacated Bay Street building raises a redevelopment question for the east end of downtown. The project is about 10 miles southeast of Boddens Bluff, elsewhere in Duval County.
Source: Jacksonville Today - October 2026Market
Northeast Florida home sales dip in September as inventory tightens
Closed sales across the six-county Northeast Florida Association of Realtors area fell 7.7% year over year to 1,608, with the median price at $398,566, up 2.8%. Active inventory dropped 18.4% to 6,348 homes. Median prices were $344,000 in Duval, $575,000 in St. Johns, $355,000 in Clay and $496,500 in Nassau.
What it may mean for the marketLower inventory with softer sales volume points to a thinner supply of listings across all four counties, with Clay the only one of the four showing a year-over-year price decline. The site is about 10 miles southeast of Boddens Bluff.
Source: Clay Today - October 2026Development
FSCJ opens large automated semiconductor training lab, a first for Florida
Florida State College at Jacksonville has built a fully automated lab it describes as the first of its kind in Florida for its size. Students train on electrical, robotics, mechatronics, AI inspection and control systems used in chip manufacturing. The college says it aims to help draw semiconductor companies to Northeast Florida and prepare workers for local manufacturers.
What it may mean for the marketA regional technical-training pipeline can support recruitment of advanced manufacturers, which would widen the local employment base. The site is about 10 miles southeast of Boddens Bluff.
Source: News4JAX - 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 10 miles southeast of Boddens Bluff, elsewhere in Duval County.
Source: Jacksonville Today - September 2026Development
Downtown review board approves concept for first new University of Florida graduate campus building in LaVilla
The Downtown Development Review Board voted 7-0 on Sept. 10 for a six to eight story, roughly 185,000 square foot academic building on a 2.34-acre site bounded by West Bay, Forsyth and North Lee streets. It is the first new building in a multiphase UF graduate and semiconductor institute campus estimated at $345 million. UF hopes to break ground in December, pending final design review and permitting.
What it may mean for the marketA large graduate campus adds education and technology jobs and daytime foot traffic to the western Downtown core. The project is about 9 miles southeast of Boddens Bluff, elsewhere in Duval County.
Source: Jacksonville Today
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.
Frequently Asked Questions
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Should you buy in Boddens Bluff?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: November 13, 2026) |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (1 streets, ZIP 32219)) |
| Under-contract shares | realMLS records, as of 2026-11-12 |
| Historical depth | Closed-sale records back to 2011 (19 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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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 listings in Northeast Florida sold at 99.1% of final list price vs. 98.6% for the market, in a median 31 days vs. 41 (realMLS, 12 months to Nov 2026). A Momentum agent can price yours against live local comps.
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