Broadwater
Homes for Sale in Jacksonville, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Over the 12 months ending 2026-09-07, 3 recorded sales closed at a median of $925,000, $306 per square foot, a median 97 days on market, sellers accepting 81% of original asking (+21% versus the prior year). At the median price and Duval County's FY2025-26 rate of 17.86 mills, annual property tax runs about $16,530 ($15,790 with the full homestead exemption).
Broadwater is a small, established enclave of 114 homes built between 1989 and 2014, with the median home dating to 1999 and running just over 3,000 square feet. At a median of $845,000 and roughly $292 per square foot, price here is driven by size, condition, and how a given home has been updated rather than by any single new-construction wave. With homes this large and this settled, expect a wide spread between dated and renovated stock, and price your expectations to the specific house in front of you.
The posture right now is patient, not frantic. Median days on market sits at 98, and the heat score of 31 tells you this is not a bidding-war market. That said, values are up 13.5% year over year and 164% since 2012, so sellers have real equity and little reason to give it away. For a buyer, that combination means room to negotiate on time-on-market but firm ground under long-term pricing; for a seller, it means staging and condition will do more than a rushed listing ever will.
Broadwater right now
🟢 Still climbing. The trailing-12-month median ($925K) is up 20.9% from the prior 12 months ($765K) and up 150% since 2012. With about 5 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level realMLS closed sales, 12-month windows ending September 6. Confidence: Low (3 and 5 sales in the two windows).
What's unique here: the median sale price is about 3x the typical Duval County sale ($925K vs $310K, trailing 12 months, realMLS records).
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Updated September 6, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Broadwater market snapshot (as of September 6, 2026): the median sale price is about $925K ($306 per sq ft over the trailing 12 months of closed sales), and a median 97 days on market for closed sales. The trailing-12-month median is up 21% from the prior 12 months and up 150% since 2012, computed from record-level realMLS closed sales (3 closings in the current window).
Broadwater is a compact, largely owner-occupied pocket of Jacksonville in Duval County, built out across roughly a quarter-century and centered on larger, established homes rather than new inventory. The very high homestead share signals a neighborhood held by long-term owners, which keeps turnover — and available listings — thin.
Who Broadwater is best for.
Best for
- Buyers targeting a larger single-family home around the mid-$800s who value space and an established setting
- Long-hold buyers comfortable with a slower search and infrequent listings
- Buyers willing to budget for updates on a 1990s-to-2000s home and price accordingly
Probably not for
- Buyers on a tight timeline who need to close quickly
- Buyers seeking newer construction or a strictly turnkey, no-work home
- Buyers expecting a bidding-war-free bargain well under the median
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 6 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($925K) IS the median in the snapshot above, and the move from 2025 ($765K) IS the +20.9% one-year change.
Windows contain 2 to 9 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.
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.
21% of homes for sale in ZIP 32250 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 (2026-09-05).
Housing distress & ownership in Broadwater, 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 Broadwater buying strategy.
If we were buying in Broadwater 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 Broadwater.
What 3,000 square feet and a slow clock actually mean
The defining features here are scale and stability. A median living area north of 3,000 square feet and a median build year of 1999 mean most homes are substantial and now a generation old — which is exactly why condition matters so much. Two houses on the same street can justify very different prices depending on whether roofs, systems, and kitchens have been addressed. Because the ceiling and floor of the price range are condition-driven, do the diligence on the individual property rather than assuming the median describes what you're touring.
The 98-day median on market is not a red flag; it's the natural pace of a low-turnover, higher-price enclave where the buyer pool for a large home is simply narrower. With a homestead share above 92%, listings are infrequent, so the right house doesn't come up often — and when it does, it tends to sit long enough for a prepared buyer to inspect carefully and negotiate without panic. Sellers should plan for a longer marketing window and lean on presentation, not urgency.
The location and the amenities are priced into every listing in Broadwater. 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 Broadwater 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 (6.3). Basis: Long-Term Appreciation +150% since 2012; Recent Direction +20.9% year-over-year; Pricing Power 81.4% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a thin-inventory, condition-sensitive enclave like Broadwater, the median tells you almost nothing about the house you actually want. We track what closes here in real time, read each listing against its updates and systems, and tell you plainly when a price reflects real work versus deferred maintenance. On the sell side, we build the longer marketing runway these larger homes need and price to the specific property rather than the neighborhood average.
Broadwater 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 Broadwater 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 Broadwater sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Broadwater, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Broadwater home worth?
Get a no-obligation home value based on real comparable sales in Broadwater, 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 Broadwater?
How long do homes in Broadwater take to sell?
Have Broadwater home prices gone up?
Who is the best real estate agent for Broadwater?
How do I find a top Jacksonville real estate agent who knows Broadwater?
Can Momentum Realty connect me with an agent for Broadwater?
Should you buy in Broadwater?
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 6, 2026 |
| Under-contract shares | realMLS records, as of 2026-09-05 |
| Historical depth | Closed-sale records back to 2001 (135 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 Broadwater fits the bigger picture — live prices, inventory, and Momentum Scores: