Brentwood Village
Homes for Sale in Jacksonville, FL
True comps, carrying-cost math, and listings before the portals.
Brentwood Village is showing 24 months of supply against just two active listings, and that combination is the story here: this isn't a market getting flooded with new listings, it's a market where almost nothing is moving. With so few homes on record and a buyer-leaning market band, whatever is currently listed sets the tone for the whole community until more inventory surfaces.
For a buyer, two active listings means there isn't much to compare against, so any offer conversation starts from a position of leverage but limited choice. For a seller, 24 months of supply signals this is not a moment to price aggressively or expect a bidding process — patience and realistic positioning matter more than urgency.
Brentwood Village right now
🟢 Buyer-leaning market. 24.0 months of supply and 0% of the inventory already under contract give buyers above-average negotiating leverage.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 23, 2026. Confidence: Low (2 active and pending listings, 0 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated August 23, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Momentum tracks Brentwood Village in Jacksonville's Duval County through the realMLS feed, where current market data is thin — two active listings and no community amenities identified from those listings — which itself tells a buyer something about how this pocket of the market currently trades.
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 Brentwood Village. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Brentwood VillagePhotos from realMLS listings in Brentwood Village; content deemed reliable but not guaranteed.
Who Brentwood Village is best for.
Best for
- Buyers targeting a specific home in Brentwood Village who are prepared to negotiate given the buyer-leaning market band.
- Buyers who prioritize the home and lot itself over community amenities, since none were identified from current MLS listings.
- Sellers who can price realistically and plan for a longer marketing timeline given the 24 months of supply.
Probably not for
- Buyers who want a broad pool of active listings to compare, given only two are currently on the market.
- Buyers seeking amenity-rich living, since current listings show no identified community amenities.
- Sellers expecting a fast sale or competitive bidding in a market currently showing 24 months of supply.
The market around Brentwood Village
Brentwood Village is too small for its own price trend, so here is the market around it.
In ZIP 32208, 201 homes are on the market and 27% are under contract — a steady corner of Jacksonville.
Across Duval County, 3,861 homes are active and 1,760 pending (31% under contract).
ZIP and county figures describe the wider market, not Brentwood Village specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in Brentwood Village, 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. Based on Stellar MLS data distributed by MLS GRID for the period August 2026 through August 2026. Deemed reliable but not guaranteed.
Homes For Sale Right Now in Brentwood Village
Live MLS inventory for Brentwood Village. 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 Brentwood Village listings as of 2026-08-24, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
Brentwood Village 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.
How far is everything?
Everyday stops around Brentwood Village are close: the nearest groceries is about 3 minutes away.
- freds grocery · Groceries3 min
- Simonds-Johnson Park · Parks3 min
- Foxy Lady Cafe · Coffee3 min
- Gateway Mall · Shopping5 min
- UF Health Orthopedic Foot and Ankle Clinic · Health5 min
Approximate drive times via Mapbox Search + Directions, 2026-07-03. Verify for a specific address.
Schools
- Duval County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Long Branch Elementary SchoolFLDOE grade B · Public Elementary
- Matthew W. Gilbert Middle SchoolFLDOE grade C · Public Middle Magnet
- Jean Ribault High SchoolFLDOE grade A · Public High
Grades are official Florida Department of Education school grades for 2025-26. Assignments are reported as of the 2025-26 year 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 Brentwood Village address.
Recent Developments in Brentwood
Development, infrastructure, retail, and school activity affecting Brentwood, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- July 2026Development
JWB secures funding for 108 affordable housing units in Jacksonville
Jacksonville Today reported that JWB Real Estate Capital secured about $28.59 million in gap funding for 108 income-restricted units across three Westside sites on Tracy, Justina and Ricker roads. Plans include 38 townhome-style units and two sets of 35 efficiency units, priced at or below 60% of area median income for 50 years. Groundbreaking is expected by September 2026 with completion in 2027.
What it may mean for the marketAdds new income-restricted rental and townhome housing supply on the Westside, increasing the stock of long-term affordable units and drawing public and tax-credit investment into three infill sites. The project is about 10 miles southwest of Brentwood, elsewhere in Duval County.
Source: Jacksonville Today - July 2026Development
Culinary Institute of America selects Jacksonville for Southeast campus
News4Jax reported that the Culinary Institute of America chose downtown Jacksonville for its Southeast hub, to be located at 330 E. Bay Street on the Northbank riverfront. The campus would anchor a $160.5 million hotel and convention center development. The city previously approved up to $35 million in incentives, and the Downtown Investment Authority is finalizing agreements on design and property details.
What it may mean for the marketAnchors a major downtown riverfront redevelopment that pairs an educational campus with hotel and convention space, adding institutional and commercial investment to the urban core alongside Riverfront Plaza and Pearl Square. The site is about 2 miles south of Brentwood.
Source: News4Jax - June 2026Development
Hillwood contracts with the City of Jacksonville for 192 acres at AllianceFlorida at Cecil Commerce Center
Master developer Hillwood contracted with the City of Jacksonville for 192 acres at AllianceFlorida at Cecil Commerce Center on Jacksonville's Westside, continuing the buildout of the former Naval Air Station Cecil Field into an industrial and logistics park.
What it may mean for the marketContinued absorption of large industrial parcels at Cecil signals sustained employment growth on the Westside, which can support housing demand across nearby communities. The project is about 16 miles southwest of Brentwood, elsewhere in Duval County.
Source: Jax Daily Record - April 2026Development
Southeast Toyota opens $170M vehicle-processing facility at JAXPORT's Blount Island, adding 400-plus jobs
Southeast Toyota Distributors dedicated a new vehicle processing facility at JAXPORT's Blount Island Marine Terminal in April 2026. The company put the investment at $170 million and said the facility created more than 400 full-time jobs, most of them hired locally.
What it may mean for the marketA large new employment center on Blount Island adds sustained local job demand, a factor that has historically supported nearby housing absorption. The site is about 9 miles east of Brentwood.
Source: JAXPORT - April 2026Development
Hillwood seeks to mass-grade an AllianceFlorida site for a possible 1 million-square-foot building
Hillwood asked to mass grade a site at AllianceFlorida at Cecil Commerce Center to prepare for a possible 1 million-square-foot building, a step that typically precedes a large industrial or distribution user committing to the Westside park.
What it may mean for the marketA build-ready million-square-foot pad points to a potential large employer on the Westside, the kind of jobs anchor that can lift demand for nearby housing. The project is about 16 miles southwest of Brentwood, elsewhere in Duval County.
Source: Jax Daily Record - February 2026Infrastructure
JAXPORT details $250M Blount Island modernization and record cargo in 2026 State of the Ports
At its February 2026 State of the Ports address, JAXPORT outlined a $250 million modernization of Blount Island's container and vehicle-handling capabilities and reported record fiscal-2025 cargo volumes. The port also said an air-draft expansion to accommodate larger ships is on track to finish by the end of 2026.
What it may mean for the marketContinued heavy investment in the Blount Island port complex anchors long-term industrial employment on the northeast side, a structural demand driver for the surrounding area. The site is about 9 miles east of Brentwood.
Source: News4Jax
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.
The Brentwood Village buying strategy.
If we were buying in Brentwood Village 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.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
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 Brentwood Village.
A market defined by scarcity of data, not scarcity of demand
With only two active listings feeding the realMLS snapshot, Brentwood Village doesn't have enough current inventory to establish a clear price pattern. The 24 months of supply figure reflects how slowly what is listed is moving relative to how little is listed, not necessarily a wave of sellers competing for buyers. In practice, that means each individual listing carries outsized weight in reading the market at any given moment.
The market band here is buyer-leaning, which lines up with the supply figure: on the numbers available, buyers currently have more room to negotiate on terms and timing than sellers do. No community amenities were identified from current MLS listings, so amenity-driven value — pools, clubhouses, recreational features — isn't part of this read; whatever a buyer is evaluating here should be judged on the home and lot itself.
The location and the amenities are priced into every listing in Brentwood Village. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community with only two active listings, generic search-portal browsing won't tell you much — you need someone reading the realMLS feed directly and translating a thin data set into a real negotiating position. Momentum tracks Brentwood Village's supply and market band as conditions change and will tell a buyer or seller plainly what the current two listings do and don't prove about the broader market.
Brentwood Village 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 Brentwood Village 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 Brentwood Village sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Brentwood Village, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Brentwood Village home worth?
Get a no-obligation home value based on real comparable sales in Brentwood Village, 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 Brentwood Village on the map →
Price History: What Homes Here Have Actually Sold For
Median sale prices in Brentwood Jacksonville year by year since 2012, 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.
Brentwood Market Scorecard
Brentwood is currently a strong buyer's market. About 24.0 months of supply, a median asking price of $166,950, and homes go under contract in about 74 days.
Typical home value in the 32206 ZIP is $131,494, about 29.9% below the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Frequently Asked Questions
Is Brentwood Village a buyer's or seller's market right now?
What schools serve Brentwood Village?
Who is the best real estate agent for Brentwood Village?
How do I find a top Jacksonville real estate agent who knows Brentwood Village?
Can Momentum Realty connect me with an agent for Brentwood Village?
Should you buy in Brentwood Village?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Brentwood Village with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: August 23, 2026) |
| Under-contract shares | realMLS records, as of 2026-08-18 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2018 (6 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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See how Brentwood Village fits the bigger picture — live prices, inventory, and Momentum Scores: