Brandywine
Homes for Sale in Jacksonville, FL
True comps, carrying-cost math, and listings before the portals.
Over the 12 months ending 2026-09-09, 3 recorded sales closed at a median of $250,000, $161 per square foot, a median 23 days on market, sellers accepting 98% of original asking. At the median price and Duval County's FY2025-26 rate of 17.86 mills, annual property tax runs about $4,470 ($3,730 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.
The 60-Second Overview
Brandywine market snapshot (as of September 9, 2026): the median sale price is about $250K ($161 per sq ft over the trailing 12 months of closed sales), and a median 23 days on market for closed sales.
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 September 9 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($250K) IS the median in the snapshot above.
Windows contain 2 to 13 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.
31% 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 (2026-09-08).
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.
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.
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 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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Frequently Asked Questions
What is the median home price in Brandywine?
How long do homes in Brandywine take to sell?
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?
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 September 9, 2026 |
| Under-contract shares | realMLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2002 (163 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 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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