Broetzmans
Homes for Sale in Jacksonville, FL
True comps, carrying-cost math, and listings before the portals.
As of September 2026, the MLS records 4 closed sales in Broetzmans in Jacksonville, FL since 2016, the most recent in December 2023. Across Jacksonville as a whole, 8,811 homes closed in the last 12 months at a median of $310,000, 44 median days on market, with 2,375 homes for sale today. At that median and Duval County's FY2025-26 rate of 17.86 mills, annual property tax runs about $5,540 ($4,800 with the full homestead exemption).
Broetzmans is a small pocket within Jacksonville's Duval County market, and at this scale price is driven far more by the individual property than by any neighborhood-wide trend. Condition, lot, and how a given home has been maintained or updated will move a number here more than anything happening two streets over.
Without a deep pool of comparable sales to lean on, both sides should expect a wider spread between asking and selling than you'd see in a large, uniform subdivision. Buyers have room to underwrite each home on its own merits; sellers should price to the actual condition of the house rather than to a headline figure, because a thin set of comps cuts both ways.
The 60-Second Overview
Broetzmans is a compact community inside Jacksonville proper, in Duval County. It trades as a location-and-condition play rather than a volume market, so the right read on any single listing matters more than broad averages.
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.
Who Broetzmans is best for.
Best for
- Buyers prioritizing a specific Jacksonville location over subdivision uniformity
- Buyers willing to underwrite a home on its own condition rather than a neighborhood average
- Long-hold buyers comfortable with a low-turnover pocket
Probably not for
- Buyers who need a deep pool of recent comps to price with confidence
- Buyers wanting quick resale liquidity in a high-turnover market
- Buyers seeking a large master-planned community with shared amenities
The market around Broetzmans
Broetzmans is too small for its own price trend, so here is the market around it.
In ZIP 32207, 195 homes are on the market and 27% are under contract — a steady corner of Jacksonville.
Across Duval County, 3,938 homes are active and 1,658 pending (30% under contract).
ZIP and county figures describe the wider market, not Broetzmans specifically. Momentum Research analysis of MLS records.
The Broetzmans buying strategy.
If we were buying in Broetzmans 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 Broetzmans.
A property-by-property market
Because Broetzmans is small, there is no single 'going rate' that tells the whole story. Two homes on the same block can justify very different numbers based on updates, systems, and lot. That puts a premium on doing the work: walking the house, understanding what's original versus improved, and comparing carefully against nearby Jacksonville sales rather than assuming a neighborhood floor or ceiling.
The upside of a pocket like this is its position within Duval County — close to the wider Jacksonville road and amenity network — without the churn of a large master-planned community. The tradeoff is that low turnover means fewer clean comps and, at times, longer stretches between sales, so patience and a disciplined valuation approach serve both buyers and sellers here.
The location and the amenities are priced into every listing in Broetzmans. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a small Jacksonville pocket like Broetzmans, the value is in judgment, not dashboards. We underwrite each home on its own condition and location, pull the right nearby comps instead of a broad average, and tell you plainly when a listing is priced to its actual state or reaching past it. That candor is the point of hiring us here.
Broetzmans 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 Broetzmans 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 Broetzmans sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Broetzmans, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Broetzmans home worth?
Get a no-obligation home value based on real comparable sales in Broetzmans, 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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Should you buy in Broetzmans?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | realMLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2016 (4 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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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.