Brandywine Lakes
Homes for Sale in Jacksonville, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of EXP REALTY LLC · via realMLS
As of October 2026, the MLS records 87 closed sales in Brandywine Lakes in Jacksonville, FL since 2001, the most recent in April 2026. Recorded prices since 2024 ran from $278,000 to $385,000 (median $333,000), on homes of 1,615 to 2,693 sq ft. Across Jacksonville as a whole, 8,268 homes closed in the last 12 months at a median of $311,134, 43 median days on market, with 2,422 homes for sale today. At that median and Duval County's FY2025-26 rate of 17.86 mills, annual property tax runs about $5,950 ($5,210 with the full homestead exemption).
Brandywine Lakes is a tight early-2000s build cohort — 206 homes that came out of the ground between 2001 and 2005, with the middle of the pack built around 2003. When the housing stock is this uniform in age and the median home runs about 2,200 square feet, price here is driven less by which floor plan you pick and more by condition and updates. A home that has had its systems and finishes refreshed will separate itself from one still wearing its original build.
Roughly two-thirds of homes here carry a homestead exemption, which tells you this is a hold-and-live community rather than a churn of investor turnover. For a seller, that means comps come in slowly and each closing carries weight. For a buyer, it means you are usually negotiating against an owner-occupant, not a flipper — patience and a clean offer tend to travel further than aggressive terms.
The 60-Second Overview
Brandywine Lakes is a self-contained early-2000s subdivision in Jacksonville's Duval County, built out over a short five-year span, so expect consistent construction era and lot character across the neighborhood rather than a mix of vintages.
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 Brandywine Lakes. Swipe to explore the community.
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Brandywine LakesPhotos from realMLS listings in Brandywine Lakes; content deemed reliable but not guaranteed.
Who Brandywine Lakes is best for.
Best for
- Buyers seeking a detached home around 2,200 square feet in an established, built-out setting
- Owner-occupants planning to hold long-term who value a stable, non-churning market
- Value-minded buyers willing to take on a home needing updates in exchange for a condition-driven price
Probably not for
- Buyers set on new construction or the latest floor plans and finishes
- Anyone needing fully turnkey with no appetite for roof or HVAC spending in the near term
- Short-term flippers counting on rapid inventory turnover to move product
The market around Brandywine Lakes
Brandywine Lakes is too small for its own price trend, so here is the market around it.
In ZIP 32221, 125 homes are on the market and 25% are under contract — a steady corner of Jacksonville.
Across Duval County, 3,953 homes are active and 1,522 pending (28% under contract).
ZIP and county figures describe the wider market, not Brandywine Lakes specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in Brandywine Lakes, 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.
The Brandywine Lakes buying strategy.
If we were buying in Brandywine Lakes 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 Lakes.
A uniform vintage, priced on condition
With homes clustered in the 2001–2005 range, buyers should shop the mechanicals as much as the layout. At roughly two decades old, roofs, HVAC systems, and water heaters are at or past the point where replacement becomes a live question. The spread in asking prices you see across this community is largely a condition story — updated kitchens and baths versus original ones — not a difference in fundamental size or location.
The median living area sits just above 2,200 square feet, which points to true detached single-family homes rather than compact attached product. That consistency is an advantage when it comes time to price: comps are genuinely comparable. The variable you have to underwrite yourself is how much deferred maintenance a given house is carrying.
The location and the amenities are priced into every listing in Brandywine Lakes. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community this uniform, the deal is won or lost on reading condition against the comp set — spotting which updates actually moved a past sale and which did not. We track every closing in Brandywine Lakes and can tell you whether a listing is priced for its condition or for its wish list, and where a specific roof or HVAC question should show up in your number.
Brandywine Lakes 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 Lakes 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 Lakes sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Brandywine Lakes, 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 Lakes home worth?
Get a no-obligation home value based on real comparable sales in Brandywine Lakes, 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 Brandywine Lakes on the map →
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.
Frequently Asked Questions
How many homes are in Brandywine Lakes?
What share of Brandywine Lakes is owner-occupied?
When were the homes in Brandywine Lakes built?
Who is the best real estate agent for Brandywine Lakes?
How do I find a top Jacksonville real estate agent who knows Brandywine Lakes?
Can Momentum Realty connect me with an agent for Brandywine Lakes?
Should you buy in Brandywine Lakes?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: October 1, 2026) |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (6 streets, ZIP 32205/32221)) |
| Under-contract shares | realMLS records, as of 2026-10-01 |
| Historical depth | Closed-sale records back to 2001 (87 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.
Looking to buy here? Search homes for sale →
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See how Brandywine Lakes fits the bigger picture — live prices, inventory, and Momentum Scores:
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