Broodwood Forest
Homes for Sale in Jacksonville, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of MARGANON REAL ESTATE FIRM · via realMLS
As of September 2026, the MLS records 11 closed sales in Broodwood Forest in Jacksonville, FL since 2004, the most recent in September 2025. Across Jacksonville as a whole, 8,846 homes closed in the last 12 months at a median of $305,375, 44 median days on market, with 2,385 homes for sale today. At that median and Duval County's FY2025-26 rate of 17.86 mills, annual property tax runs about $5,460 ($4,720 with the full homestead exemption).
Broodwood Forest is a mature Duval County subdivision of 222 homes built between 1984 and 2003, with the middle of the pack dating to the late 1980s. At a median of about 1,590 living square feet, this is a stock of established, right-sized homes rather than new construction. What sets price here is condition: with homes now several decades old, the spread between an updated house and one that still wears its original systems is wide, and that gap — not square footage alone — is what moves a number.
Just under 60% of homes carry a homestead exemption, which points to a base of long-term owner-occupants rather than a churn of rentals or flips. For a buyer, that usually means fewer listings hitting the market at once and homes that have been lived in and maintained on an owner's timeline. For a seller, it means you are often competing against a small set of comparable homes, so presentation and updates do real work. Price to condition, not to the neighbor who over-improved.
The 60-Second Overview
Broodwood Forest is an established, mid-1980s-to-early-2000s Jacksonville community of modestly sized homes where the majority of owners have claimed homestead — a settled, owner-occupied pocket rather than an investor playground.
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 Broodwood Forest. Swipe to explore the community.
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Broodwood Forest
Broodwood Forest
Broodwood ForestPhotos from realMLS listings in Broodwood Forest; content deemed reliable but not guaranteed.
Who Broodwood Forest is best for.
Best for
- Buyers seeking a right-sized, established home who will price in the cost of age-appropriate updates
- Owner-occupants who value a settled, low-turnover neighborhood over a rental-heavy one
- Renovation-minded buyers hunting a dated home they can update on their own budget
Probably not for
- Anyone who wants new construction or a home with all-new systems out of the gate
- Buyers needing significantly more than the mid-1,500-square-foot median footprint
- Investors expecting deep inventory and rapid turnover to source deals
The market around Broodwood Forest
Broodwood Forest is too small for its own price trend, so here is the market around it.
In ZIP 32225, 193 homes are on the market and 33% are under contract — a fast-moving corner of Jacksonville.
Across Duval County, 3,937 homes are active and 1,726 pending (30% under contract).
ZIP and county figures describe the wider market, not Broodwood Forest specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in Broodwood Forest, 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.
Recent Developments in Broodwood Forest
Development, infrastructure, retail, and school activity affecting Broodwood Forest, 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 15 miles southwest of Broodwood Forest, 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 project is about 7 miles west of Broodwood Forest, elsewhere in Duval County.
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 22 miles west of Broodwood Forest, 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 4 miles north of Broodwood Forest.
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 22 miles west of Broodwood Forest, 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 4 miles north of Broodwood Forest.
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 Broodwood Forest buying strategy.
If we were buying in Broodwood Forest 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 Broodwood Forest.
An established neighborhood where condition writes the price
The build window matters. Homes constructed from 1984 through 2003 are now at the age where major systems — roofs, HVAC, water heaters, kitchens and baths — have either been replaced once or are due. That is not a knock; it is the defining variable of value here. Two homes of the same 1,590-ish square feet can trade very differently depending on whether that work is done. Buyers should read every listing through the lens of deferred maintenance, and budget for inspection follow-through.
The homestead share tells the other half of the story. With close to six in ten homes homesteaded, turnover tends to be measured, and inventory is thinner than in a rental-heavy tract. That can favor a prepared buyer who moves decisively when the right updated home appears, and it rewards a seller who does the pre-list work to stand out in a small comparable set.
The location and the amenities are priced into every listing in Broodwood Forest. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a neighborhood this age-defined, the whole ballgame is reading condition against comps — and we do that street by street rather than trusting a headline number. We will walk a home's systems with you, tell you honestly when a fixer is priced like it is already fixed, and help sellers spend the renovation dollars that actually return in a small field of similar homes.
Broodwood Forest 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 Broodwood Forest 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 Broodwood Forest sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Broodwood Forest, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Broodwood Forest home worth?
Get a no-obligation home value based on real comparable sales in Broodwood Forest, 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 Broodwood Forest on the map →
Should you buy in Broodwood Forest?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Broodwood Forest with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: September 4, 2026) |
| Under-contract shares | realMLS records, as of 2026-08-30 |
| Historical depth | Closed-sale records back to 2004 (11 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 Broodwood Forest fits the bigger picture — live prices, inventory, and Momentum Scores:
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.
Broodwood Forest Market Scorecard
Broodwood Forest is currently a no active listings market. Limited supply, a median asking price of n/a.
Typical home value in the 32225 ZIP is $379,460, about 13.2% 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.