Brandywine
Homes for Sale in Jacksonville, FL
All 4,477 homes for sale in Jacksonville, FL · median $299,999 · 115 homes for sale in 32221 · Duval County homes for sale
True comps, carrying-cost math, and listings before the portals.
Over the 12 months ending 2026-10-20, 4 recorded sales closed at a median of $265,000, $168 per square foot, a median 30 days on market, sellers accepting 96% of original asking. At the median price and Duval County's FY2025-26 rate of 17.86 mills, annual property tax runs about $4,730 ($4,000 with the full homestead exemption).
Brandywine is a built-out pocket where the homes themselves set the price. Construction runs from 1984 to 2005 with a median build year of 2002, so most of the stock is newer within that window, and at a median of 2,038 square feet you are paying for real space. The median sits at $250,000, roughly $161 per square foot, and the spread around that number is driven by condition and updates rather than any single premium block. What you pay reflects what has been done to the house.
Posture right now favors the prepared seller without punishing the disciplined buyer. A median 23 days on market and a heat score of 75 tell you well-presented homes move promptly, but this is not a market where anything sells regardless of shape. Prices are up 111% since 2012, so equity is real for longtime owners. Buyers should come ready to act on the right listing and equally ready to walk from an overpriced one.
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 Brandywine 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
Brandywine market snapshot (as of October 20, 2026): the median sale price is about $265K ($168 per sq ft over the trailing 12 months of closed sales), and a median 30 days on market for closed sales.
In ZIP 32221 (Jacksonville), 416 homes closed in the last 12 months at a median of $316K ($178/sq ft), down 1.6% year over year, with a median 60 days on market. Right now 118 active and 33 pending listings put supply at about 4.7 months — a balanced market. See the live ZIP 32221 housing market and the Duval County market.
County records show 13 qualified sales in Brandywine across 2024–2025 (7 in 2024, 6 in 2025), median $332,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Brandywine is a community of 210 homes in Jacksonville, Duval County, built between 2001 and 2005 (median 2003.0), with a median living area of about 2,219 square feet. 68% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Brandywine is an established Jacksonville community of about 270 homes, most built through the early 2000s, where owner-occupancy is the norm and the housing itself — size and condition — does most of the pricing work.
Who Brandywine is best for.
Best for
- Buyers targeting a median around $250,000 who want more finished square footage than a smaller or newer build would give them
- Owner-occupants planning to hold, who value a largely owner-occupied, slow-turnover setting
- Buyers willing to inspect carefully and pay for condition rather than chase the lowest sticker
Probably not for
- Buyers who require new construction or the latest floor plans
- Short-horizon investors counting on rapid resale or guaranteed markup
- Anyone who wants to skip due diligence and assume every home at this price is turnkey
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending October 20 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($265K) IS the median in the snapshot above.
Windows contain 2 to 16 sales each (4 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.
19% of homes for sale in ZIP 32221 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).
The Brandywine buying strategy.
If we were buying in Brandywine 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 Brandywine.
Condition is the variable
With a homestead share of roughly 67%, this is largely an owner-occupied community rather than an investor-heavy one. That tends to show up in maintenance and in the pace of turnover: homes come to market less often, and when they do, the ones that have been kept up or updated separate quickly from those that have not. At around $161 per square foot on a 2,038-square-foot median, the math rewards square footage that has been maintained.
Because the build range is fairly tight — mid-1980s through the mid-2000s — buyers should read each house on its own merits: roof, systems, kitchens, and baths. Two homes at similar size can justify very different offers here. The median price is your anchor point, not a ceiling or a floor, and the real negotiation is over condition.
The location and the amenities are priced into every listing in Brandywine. 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 Brandywine 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 3 factors (7.4). Basis: Long-Term Appreciation +124% since 2012; Owner Commitment 68% owner-occupied; Pricing Power 96.3% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a community this condition-driven, the value is in reading the house correctly, not chasing a list price. We price sellers to the 23-day reality of this market and coach buyers on where an updated home earns its premium and where an as-is listing leaves room. That is where a local read beats a generic comp pull.
Brandywine in 15 seconds.
Tools for a Brandywine 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 Brandywine sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Brandywine, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Brandywine home worth?
Get a no-obligation home value based on real comparable sales in Brandywine, 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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Housing distress & ownership in Brandywine, 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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Jacksonville guides & data
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Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- Cold Creek Boulevard (28 homes on record)
- Cold Creek Boulevard (25 homes on record)
- Indigo Hills Lane (11 homes on record)
- Indigo Hills Lane (7 homes on record)
- Cold Creek Boulevard (5 homes on record)
- Honeysuckle Lane (4 homes on record)
- Indigo Hills Lane (2 homes on record)
- Spotted Saddle Circle (1 homes on record)
Email me new listings in Brandywine
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about Brandywine
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Brandywine will answer, and the answer is published on this page for the next buyer.
Frequently Asked Questions
What is the median home price in Brandywine?
How long do homes in Brandywine take to sell?
How many homes are in Brandywine?
What share of Brandywine is owner-occupied?
When were the homes in Brandywine built?
Have Brandywine home prices gone up?
Who is the best real estate agent for Brandywine?
How do I find a top Jacksonville real estate agent who knows Brandywine?
Can Momentum Realty connect me with an agent for Brandywine?
Where is Brandywine, and what county is it in?
How far is Brandywine from downtown Jacksonville and the beach?
Should you buy in Brandywine?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | realMLS closed sales, 12-month windows ending October 20, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (8 streets, ZIP 32210/32211/32221/32244/32299)) |
| Under-contract shares | realMLS records, as of 2026-10-20 |
| Historical depth | Closed-sale records back to 2002 (164 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 Brandywine fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
Explore more neighborhoods near Brandywine with Momentum Realty’s local guides.
Schools serving nearby communities
We do not have a confirmed school assignment for Brandywine. These are the public schools most often assigned to other communities in ZIP 32221; zones change and vary by address, so confirm with the district before you buy.
- Westside High School · 9-12 · FLDOE grade I (assigned to 10 nearby communities)
- Chaffee Trail Middle School · 6-8 · FLDOE grade C (assigned to 7 nearby communities)
- Crystal Springs Elementary School · PreK-5 (magnet, Westside) · FLDOE grade C (assigned to 6 nearby communities)
- Charger Academy · 6-8 (assigned to 5 nearby communities)
- Edward H. White High School · high · FLDOE grade B (assigned to 5 nearby communities)
Assignments from district data for neighboring communities; grades are official Florida Department of Education school grades (2025-26).