Caney Branch Plantation Homes for Sale in Jacksonville, FL

Established 1988 · Intracoastal West · ZIP 32224

An established, value-priced single-family neighborhood on Jacksonville's Westside, mid-2000s homes with a managed HOA, walking trails, and recreation.

Established single-familyWalking trails, recreationWestside Jacksonville

Live Market Pulse

58/100
Momentum

Balanced Market (limited data)

Tight supply keeps sellers in control, but dated interiors still trade at a discount, so condition is where buyers win.

Free · No obligation

Unlock Off-Market Caney Branch Plantation

Listings before the portals, true comps, and the renovation and carrying-cost math, before you tour.

Built fromLive realMLS data14 years of closingsLocal renovation analysisUpdated twice daily

LiveMarket PulserealMLS

$274K

Median Price

4mo

Supply

36days

Avg DOM

Balanced

Seller Leverage

$153/sf

Median $/Sqft

n/a

1-Yr Price Change

0now

Distress

Jon's Current Read

"Caney Branch Plantation reads as an affordable, established single-family neighborhood on Jacksonville's Westside, the kind of mid-2000s community where value is set home-by-home on floor plan and condition. Third-party sources describe a community dating to about 2006 with midsize, reasonably priced homes, a managed HOA, and amenities including well-kept common areas, walking trails, and recreational facilities (neighborhoods.com; jacksonvillenewlistings.com, 2026). The buy is the specific house: confirm the HOA and any CDD, inspect the systems, verify the lot and flood zone, and comp it against the closest same-floor-plan sale."

Jon Brooks, founder, Momentum Realty · Updated June 2026

The 60-Second Overview

Caney Branch Plantation market snapshot (as of June 25, 2026): the median sale price is about $274K ($153 per sq ft), with homes averaging 36 days on market and 4.0 months of supply, a balanced market (limited data). Based on 6 recent closings in live realMLS data.

Caney Branch Plantation is an established single-family neighborhood on Jacksonville's Westside, Duval County, ZIP 32222 (neighborhoods.com; jacksonvillenewlistings.com, 2026).

Third-party sources describe a community dating to about 2006 with midsize, reasonably priced homes, so compare strictly by floor plan, size, and condition rather than by a community standard (neighborhoods.com, 2026).

Reported amenities include well-kept common areas, walking trails, and recreational facilities, with the neighborhood managed by a homeowners association, in a location with quick access to I-295 and the city's employers (jacksonvillenewlistings.com, 2026).

As an established mid-2000s neighborhood, value is read one home at a time on floor plan and condition, and the central diligence items are the home's roof and systems, the lot and survey, the FEMA flood zone, the HOA dues, and any CDD.

A Look Inside Caney Branch Plantation

The course, the club, the gates.

Real aerial and on-site photos of Caney Branch Plantation. Swipe to explore the community and its amenities.

Swipe or use the arrows → tap any photo to enlarge

Caney Branch Plantation

Quick Match

Who Caney Branch Plantation is best for.

Best for

Buyers who want an affordable, established single-family home on the Westside with amenities
Value and move-up buyers comfortable pricing a home on its floor plan and condition
Buyers who want walking trails and recreation in a managed HOA at a value price

Probably not for

Buyers who want new construction or a custom home
Buyers who want a no-HOA neighborhood
Anyone unwilling to verify the HOA, any CDD, the lot, and the flood zone

Market Pulse

How Caney Branch Plantation is performing right now

58/100
momentum

Balanced Market (limited data)

Seller's marketBalancedBuyer's market

4Months of supplytight

36Median days on marketdays

1 : 2Under contract vs for salestrong demand

6Sold in last 12 monthsliquidity

+127%Median price since 2012appreciation

+14%Asking vs recent sold $/sqftroom to negotiate

Tight supply and strong demand favor sellers here. Homes still take about two months to sell, though, and with asking prices running above recent sales per square foot, a prepared buyer has room on anything overpriced. Reading each home against the real comps, not the headline trend, is where the edge is.

Live from realMLS, as of June 25, 2026. Refreshed twice daily. Months of supply, days on market, and the contract-to-listing ratio are computed from current Caney Branch Plantation listings and the trailing twelve months of closed sales.

Where prices are goingn/a2026 YTD

Median sale price by year. Tap a label to compare Arlington or Jacksonville. The 1-year price change is the median sold price over the most recent year versus the prior year, the same measure most listing sites and local Realtor reports use. It reflects the mix of homes that sold, not the change in any single home's value, which is why median price per square foot is shown alongside it to adjust for home size. In thinly traded neighborhoods, where a sale or two can swing the median, we lead with the mix-resistant price-per-square-foot trend instead.

Price per square footn/a2026 YTD

Median $/sqft by year. 2026 is year to date.

Supply and demand now2 : 1active : pending

For sale2

Pending1

Sold 12mo6

Active and pending listings now vs homes sold in the last 12 months.

8.6A- score

Momentum intelligence

Momentum buy score

Our proprietary read on how a home in Caney Branch Plantation buys, holds, and resells. See the five factors.

Homes For Sale Right Now in Caney Branch Plantation

Live MLS inventory for Caney Branch Plantation. 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.

12218 Caney Marsh Court home for sale in Caney Branch Plantation

Active · 18 daysTop listing

$278,900

3 bd · 2.5 ba · 1,664 sqft · built 2007

12218 Caney Marsh Court, Jacksonville, 32218

Reno opportunityBest value

Listed by WATSON REALTY CORP

12208 Sweet Branch Court home for sale in Caney Branch Plantation

Active · 55 days

$278,500

3 bd · 2 ba · 1,545 sqft · built 2007

12208 Sweet Branch Court, Jacksonville, 32218

Strong resaleRenovatedLakefront

Listed by WATSON REALTY CORP

2412 Caney Oaks Drive home for sale in Caney Branch Plantation

Pending · 3 days

$319,900

4 bd · 2 ba · 1,918 sqft · built 2015

2412 Caney Oaks Drive, Jacksonville, 32218

RenovatedBest value

Listed by WATSON REALTY CORP

Active and pending Caney Branch Plantation listings as of 2026-06-25, priced high to low. Source: Data provided by realMLS.. Tap any home to ask about it.

Interactive Map

Caney Branch Plantation on the map.

Every active, pending, and recently sold home, plotted. Toggle the layers, color the dots by status or lot type, and tap a home for the details.

Listing locations from realMLS; lot type inferred from listing descriptions. Destination pins are approximate. Map data © OpenStreetMap, tiles © CARTO. Flood, school, and commute overlays are on the roadmap.

Nearby & Commute

How far is everything?

The takeaway

The location is the everyday-convenience case: shopping, schools, and the major roads are all a manageable drive.

Drive times from Caney Branch Plantation. They are approximate and vary with traffic and your exact start point.

Interstate 295~5 to 11 min · the Beltway

Shopping and services~5 to 10 min · everyday needs

Oakleaf / Argyle shopping~10 to 18 min · retail and dining

NAS Jacksonville / Cecil~12 to 20 min · employment

Downtown Jacksonville~20 to 30 min · employers

Jacksonville Beaches~40 to 55 min · east

Distances and drive times are approximate and vary with traffic. Confirm your real commute at your real departure time.

Nearby Communities

Explore more neighborhoods near Caney Branch Plantation Homes for Sale in Jacksonville, FL with Momentum Realty’s local guides.

EGEagles Glen: A New Dream Finders Community on the WestsideJacksonville, FL · 0.5 mi

Cypress Hammock Homes for Sale in Jacksonville, FLJacksonville, FL · 0.7 mi

Trails at Bent Creek Homes for Sale in Jacksonville, FLJacksonville, FL · 1.0 mi

Copper Ridge Homes for Sale in Jacksonville, FLJacksonville, FL · 1.3 mi

Weston Woods Homes for Sale in Westside, FLWestside, FL · 1.4 mi

Fox Creek Homes for Sale in Jacksonville, FLJacksonville, FL · 1.6 mi

Meadows at Oakleaf Homes for Sale in Oakleaf area, FLOakleaf area, FL · 1.8 mi

Wyndbrook Homes for Sale in Jacksonville, FLJacksonville, FL · 1.9 mi

St James Place Homes for Sale in Jacksonville, FLJacksonville, FL · 1.9 mi

Browse all Florida neighborhood guides →

Carrying cost · the no-CDD edge

No CDD bond means thousands less per year than newer master plans.

Typical CDD community~$2,500/yr

Caney Branch Plantation (no CDD)$0/yr

Roughly $25,000 saved over 10 years in carrying cost, before resale.

Illustrative. NE Florida CDD assessments commonly run $1,500-$3,500+/yr and vary by community; verify per property.

Schools

15-Second Take

Duval County Public Schools
Verify the zoned schools by address
Magnet and choice options may be available
Confirm current ratings before relying on them
Private and parochial options nearby

Caney Branch Plantation is served by Duval County Public Schools. Assignment is by address and can change, so confirm the exact zoned elementary, middle, and high schools for any specific home, plus any magnet or choice options. Treat published ratings as a starting point, not the full story.

Buying with schools in mind? We can confirm the exact zoned schools for any Caney Branch Plantation address.

The takeaway

What is actually shaping value in Caney Branch Plantation, sourced and dated. We do not publish rumor.

Recent Developments in Caney Branch Plantation

Development Intelligence

Our read on what is being built around Caney Branch Plantation, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.

Net OutlookBullishAn affordable, established Westside neighborhood trades on the floor plan and condition of the specific home, with the amenities and value pricing as durable draws.

Amenity-rich, value-priced Westside neighborhood

BullishNotable impact

SignificanceRadius: Caney Branch Plantation

A managed HOA neighborhood with walking trails and recreation at a value price is a durable draw for value and move-up buyers on the Westside.

Duval County tax, HOA, and CDD picture

NeutralNotable impact

SignificanceRadius: Caney Branch Plantation

Carrying cost turns on the Duval County millage, the HOA dues, any CDD, and the FEMA flood zone for the specific parcel; all are verifiable and worth pulling before you write.

Mid-2000s build condition

NeutralMinor impact

SignificanceRadius: Caney Branch Plantation

On homes built around 2006, the roof, HVAC, and updates are reaching service-age milestones; price each home on its condition rather than a neighborhood average.

Direction, significance, and effect-radius ratings are Momentum's proprietary, qualitative read of the sourced items below, not investment advice or a prediction for any specific home.

Development, infrastructure, retail, and school activity affecting Caney Branch Plantation, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated June 2026.

Showing the latest, scroll for all updates ↓

2024
Taxes
Duval County millage and the parcel tax bill
The Duval County Property Appraiser publishes parcel values and the City of Jacksonville sets the millage; the actual lines on a Caney Branch Plantation parcel, plus the HOA and any CDD, set the carrying cost. Why it matters: Pull the specific parcel's record and taxes from the Duval County Property Appraiser, the HOA dues, any CDD, and the FEMA flood determination before you write. Source
2026
Community
Neighborhood documented by third-party sources
Third-party sources describe Caney Branch Plantation as a Westside Jacksonville single-family neighborhood dating to about 2006 with midsize homes, a managed HOA, and amenities including walking trails and recreational facilities. Why it matters: Neighborhood and amenity characteristics are reported by third-party sources; verify the specific home's condition, the HOA, any CDD, the lot, and the flood zone before relying on them. Source

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 Strategy

The Caney Branch Plantation buying strategy.

If we were buying in Caney Branch Plantation, this is the order of operations we would run, and the one we run for our clients.

Confirm the HOA dues and any CDD. Verify the current HOA dues, what they cover, the amenity access, and whether any CDD applies for the specific parcel before you write.

Inspect the home and systems. On a 2006 build, the roof, HVAC, and water heater are reaching service-age milestones; budget for them and price the home on its condition.

Verify the lot and survey. Confirm the lot lines, easements, and any preserve or pond frontage for the specific property.

Pull the flood zone and the tax bill. Confirm the FEMA flood determination and the Duval County parcel taxes before you write.

Comp by floor plan. Price the home against the closest comparable Caney Branch Plantation sale of the same floor plan and condition.

The Quick Decision

Best Buy

An updated home on a clean, dry lot with a newer roof and HVAC, priced to its floor plan and true condition.

Biggest Risk

Deferred maintenance reaching service age on a 2006 build, an unverified lot or flood issue, or overpaying versus same-plan comps.

Best Lot

The lot and the home's condition are the value here; verify both, plus the HOA.

Smart Timing

An affordable, amenity-rich Westside neighborhood rewards a prepared buyer who has inspected and comped the specific home.

Deep-Dive Intelligence

The full read, only if you want it.

The takeaway

On mobile, tap any heading below to open it. This is the home by home, lot by lot, club and renovation detail, organized so you can jump straight to what matters to you.

Community Details at a Glance

Caney Branch Plantation is an established single-family neighborhood on Jacksonville's Westside, Duval County, ZIP 32222, dating to about 2006 with midsize, reasonably priced homes, a managed homeowners association, and amenities including well-kept common areas, walking trails, and recreational facilities, with quick access to I-295 and the city's employers (neighborhoods.com; jacksonvillenewlistings.com, 2026). As an established mid-2000s neighborhood, value is read home-by-home on floor plan and condition, and the central diligence items are the home's systems, the lot and survey, the FEMA flood zone, the Duval County parcel taxes, the HOA dues, and any CDD.

Caney Branch Plantation Homes For Sale

What your money buys in Caney Branch Plantation.

The takeaway

Three honest price bands. Condition and lot, not the square footage alone, decide where a home lands.

Here are the broad resale bands in Caney Branch Plantation today. The right home is the one matched to your budget and the renovation math, so seeing fitting listings early is the edge.

Entry: smaller floor plans

$182K to $274K

Smaller floor plans and original-condition homes are the value entry at Caney Branch Plantation. Confirm the systems, the lot, the HOA, any CDD, and the flood zone before you write (third-party context, 2026, not MLS).

Lowest entry

Mid: updated mid-size homes

$274K to $313K

Updated mid-size homes with newer roof and HVAC are the core of the neighborhood. Price each on its floor plan and condition against the closest comparable sale.

Most inventory

High: largest or best-lot homes

$313K to $415K

The largest floor plans and homes on the best lots sit at the top here. Price each on its own plan, condition, and lot, not a neighborhood average.

Strongest resale

Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.

See Off-Market & Private Listings

What Your Money Buys

What ~$274K buys here.

Three realistic price bands. Where a home lands comes down to condition and lot, not square footage alone.

$182K to $274K

Entry: smaller floor plans

$274K to $313K

Mid: updated mid-size homes

Updated mid-size homes with newer roof and HVAC are the core of the neighborhood. Price each on its floor plan and condition against the closest comparable sale.

$313K to $415K

High: largest or best-lot homes

The largest floor plans and homes on the best lots sit at the top here. Price each on its own plan, condition, and lot, not a neighborhood average.

Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.

Operator Intelligence

Renovation & Resale Intelligence

The factors that actually move value in Caney Branch Plantation, condition, lot, and the renovation math, read from current listings and recent sales.

15-Second Take

Renovation math decides the deal
Better lots and views resell strongest
Roof and HVAC age drive the insurance quote
Interior lots are where buyers overpay

Proprietary Data

The renovation premium.

Updated homes ask about 4% more per square foot than original-condition homes, and they tend to sell faster. In an all-resale market, condition is the single biggest swing in value, which is why reading the renovation math is the whole game.

Asking price per square foot

Renovated$174

Original$168

Median days on market

Renovated29

Original18

From current Caney Branch Plantation listings (renovated 2, original 1); condition inferred from listing descriptions, asking not closed figures. The exact number depends on a specific home's updates, lot, and view, which is the read we do before you offer.

Operator Note

The trap here is a beautifully staged original-condition home. Staging is cheap; a roof, HVAC, and a full modernization are not. We price the real renovation before you fall for the listing photos, because in an all-resale market that number is the difference between a deal and the most expensive house on the street.

Lot Value

The lot premium.

On a preferred homesite (water, preserve, corner, or a larger lot), the homesite is the part of your money the market gives back at resale. The house can be renovated; the lot cannot, so premium lots hold their value better than interior ones. How much more they command varies by frontage, view, and condition, which is why we read it home by home against real comparable sales rather than a single headline figure.

Operator Note

Most buyers overpay on interior lots in the back half of the community. A sharp renovation can distract you, but the weaker resale position follows the lot, not the finishes. We read the homesite before the kitchen.

Resale Strength Scorecard

How well Caney Branch Plantation holds value.

Our read on the factors that protect resale here, and the one to manage.

No CDD on the tax billStrong

Central Intracoastal West locationStrong

Scarce golf and lake homesitesStrong

$30M club reinvestment to 2028Positive

All-resale 1990s conditionManage it

Momentum analysis based on the community's structure, location, lot scarcity, and housing stock. Not a guarantee of future value.

Operator Note

The strongest value pocket is usually a renovated home on a good lot priced just under the next tier up. Buyers chasing the single biggest house often pay top prices for what is really a renovation project.

5 Mistakes Buyers Make in Caney Branch Plantation

15-Second Take

Calling the listing agent (who works for the seller)
Misjudging the renovation budget
Overpaying for an interior lot
Underbudgeting the carrying costs
Skipping the roof, HVAC, and systems check

The same five mistakes cost buyers the most in any market. Every one is avoidable with the right preparation before you tour.

Calling the listing agent

The agent on the sign works for the seller. In a market where condition swings price by hundreds of thousands, negotiating against that agent with no one in your corner is the costliest move of all.

Misjudging the renovation math

A dated home looks like a deal until you price the roof, HVAC, pool, and full modernization honestly. Underbudget the reno and the bargain becomes the expensive house.

Overpaying for an interior lot

A premium homesite (water, preserve, or a preferred position) carries a real, durable premium. Pay a top price for an interior lot and you are buying the weakest version of the value.

Underbudgeting the carrying costs

Two similar homes can cost very differently to own once the HOA, any CDD, insurance, and upkeep are priced in. Buyers who do not run the full monthly carrying cost misread the real number.

Skipping the systems check

An older home means older systems unless updated. Roof age, HVAC age, pool equipment, and prior renovations drive both price and insurability, and a thorough inspection matters more here than in a new build.

“

Caney Branch Plantation is affordable, established, amenity-rich Westside living. The deal is read home-by-home in the floor plan, the condition, the lot, the HOA, and any CDD, not a neighborhood average.

Jon Brooks · Founder, Momentum Realty

Momentum Intelligence

Momentum Buy Score.

Our proprietary 0 to 10 read across the five factors that decide how a home here buys, holds, and resells.

6.8B · Buy Score

Resale Strength6.7/10

Renovation Risk5.8/10

Location Efficiency7.0/10

Long-Term Defensibility6.7/10

Carrying Cost Advantage6.6/10

Momentum Intelligence Scores are our proprietary, qualitative assessment based on the analysis on this page, on a 0 to 10 scale. They are a framework for comparing communities, not a guarantee of future value or advice on a specific home.

Momentum Housing Intelligence

Why our read on Caney Branch Plantation is different.

Most pages on this community are an automated estimate wrapped in stock copy. This one is built from the live realMLS feed, fourteen years of closed sales, and a renovation-by-renovation read of what actually moves value here, lot by lot. No Zestimate, no guesswork.

Live realMLS feed14 years of closed salesRenovation-premium analysisLot-by-lot, no automated estimates

Jon Brooks, founder of Momentum Realty. A housing economist with a background in real estate investment banking at Deutsche Bank and consulting at Ernst & Young, who has built and analyzed Northeast Florida real estate from the ground up.

About the analyst · Our methodology

Which Lots & Views Hold Value Best

Proprietary Data · Lot Value Map

Where the value actually sits. Each home is shaded by its price per square foot (a value read, not just a price) and ringed by lot type, so you can see at a glance which pockets carry a real, durable premium and where a renovation play makes sense.

Value ($/sqft)

$261 value$401 premium

Lake / waterPreserveInterior

Fill = price per square foot; ring = lot type, inferred from listing descriptions. Sold homes are shown by realized $/sqft (lot type not always recorded). Asking and recent-sold figures from realMLS; for orientation, not an appraisal.

15-Second Take

The lot and the home's condition are the value; verify both.
Confirm the HOA dues and amenity access, any CDD, the flood zone, and the parcel taxes.
Comp against the closest same-floor-plan, same-condition Westside sale.

In an established mid-2000s neighborhood like Caney Branch Plantation, value is driven by the specific home's floor plan, condition, and lot, plus the HOA amenity access, not a builder spec. That means inspecting the roof, HVAC, and systems reaching service age, confirming the lot lines and any preserve or pond frontage, verifying the FEMA flood zone and the Duval County parcel taxes, and confirming the HOA dues and any CDD, then pricing the home against the closest comparable same-floor-plan, same-condition Westside sale, with the amenities and value pricing as the durable advantages.

The 15-Second Verdict

Caney Branch Plantation in 15 seconds.

Best forBuyers who want an affordable, established single-family home with walking trails and recreation on the Westside.

Strong onAmenities and value: a managed HOA with trails and recreation at a Westside price near I-295.

WatchThe HOA dues and any CDD, the condition of 2006 systems, the lot, and the FEMA flood zone.

Not forBuyers who want new construction, a no-HOA neighborhood, or a custom home.

The edgeAn amenity-rich, value-priced pocket lets a prepared buyer enjoy the trails and recreation while pricing the home honestly.

HOA, CDD & Fees

15-Second Take

It is a managed HOA with trails and recreation; confirm the dues and access.
Confirm whether any CDD applies for the specific parcel.
Verify the lot, the systems, and the FEMA flood zone for the specific home.

Caney Branch Plantation is a managed HOA neighborhood; confirm the current HOA dues, exactly what they cover, the amenity access, and whether any CDD applies for the specific parcel with the association before you offer. Confirm per parcel.

Confirm whether the HOA dues cover the common areas, the walking trails, the recreational facilities, and reserves, and whether any CDD bond rides on the tax bill for the specific home.

Reported amenities include well-kept common areas, walking trails, and recreational facilities; confirm the current list and rules with the association.

Run Your Numbers

Tools for a Caney Branch Plantation buy.

Free calculators to pressure-test the real cost before you tour.

Mortgage paymentPrincipal, interest, taxes, and insurance on a specific price.Property taxDuval County millage and the homestead picture.Rent vs buyThe breakeven on owning in Caney Branch Plantation.Save Our HomesProject your homestead tax cap over time.

The takeaway

Selling here is won on condition and view, not the Zestimate. The right number comes from closed comps matched to your renovation level and lot.

Selling in Caney Branch Plantation

Thinking of selling in Caney Branch Plantation?

Your buyer is comparing affordable Westside homes for the amenities, so sell what is specific and verifiable: the home's floor plan, condition, and updates, the lot, the amenity access, and a clear HOA and flood picture.

Momentum listings (YTD)

97.98%

Sold-to-list ratio across the Jacksonville metro for our agents, sellers keeping more of their price.

Market average (YTD)

96.73%

The broader metro average sold-to-list ratio over the same period.

Momentum days on market

64 days

Median days on market for our listings, faster sales mean less carrying cost and stronger leverage.

Market days on market

72 days

The broader metro median over the same period.

Sold-to-list and days-on-market figures reflect Momentum Realty listings versus the Jacksonville metro average, year to date. Your home's result depends on pricing, condition, lot, view, and preparation.

In Caney Branch Plantation, condition and view decide your number

Because buyers here are weighing your home against renovated comps and cross-shopping Arlington, a home priced to the community average instead of its true condition and view either leaves money on the table or sits. A renovated kitchen, newer roof and HVAC, and a golf or lake view all deserve to show up in your price, and a buyer pool reading renovation math needs to be shown why your home is worth it. We build that case with real comps and a pricing strategy for the current market.

What is your Caney Branch Plantation home worth?

Get a no-obligation home value based on real comparable sales in Caney Branch Plantation matched to your condition, lot, and view, 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 Caney Branch Plantation on the map →

Real comps, not a Zestimate.

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.

$1,609/mo

Duval County typical true cost to own

$110/mo

Duval County typical home insurance

Check CDD

Confirm 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.

Caney Branch Plantation Market Scorecard

Balanced

Caney Branch Plantation is currently a balanced. About 4.0 months of supply, a median asking price of $278,700, and homes go under contract in about 38 days.

4.0

Months supply

$278,700

Median list

$274,500

Median sold

$174

Per sqft

Days on mkt

2/1/6

Active/Pend/Sold

Typical home value in the 32218 ZIP is $298,456, about 12.0% 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

Where is Caney Branch Plantation?

It is an established single-family neighborhood on Jacksonville's Westside, ZIP 32222, with quick access to I-295.

What kind of homes are in Caney Branch Plantation?

Midsize, reasonably priced single-family homes dating to about 2006. Compare by floor plan, size, and condition (neighborhoods.com, 2026).

What do homes cost in Caney Branch Plantation?

Pricing runs toward the value range for the Westside and varies by home (illustrative, not MLS). Confirm current pricing for a specific home.

Is there an HOA?

Yes, it is a managed HOA neighborhood; confirm the current dues, what they cover, and the amenity access with the association before you write.

Is there a CDD?

Confirm whether any CDD applies for the specific parcel; verify per parcel before you write.

What amenities does Caney Branch Plantation have?

Reported amenities include well-kept common areas, walking trails, and recreational facilities; confirm the current list with the association (jacksonvillenewlistings.com, 2026).

What is nearby?

I-295, shopping and services, the Oakleaf and Argyle corridors, NAS Jacksonville and Cecil employment, and downtown Jacksonville employers.

What should I inspect on a mid-2000s home?

Roof, HVAC, and the water heater are reaching service-age milestones; budget for them and price the home on its condition.

Is Caney Branch Plantation in a flood zone?

Confirm the FEMA flood zone and insurance for the specific lot before you write.

How far is the beach?

The Jacksonville beaches are roughly 40 to 55 minutes east; confirm the exact drive for the specific home.

What schools serve Caney Branch Plantation?

It is served by Duval County Public Schools, with assignments set by address. Confirm the current zoned schools with the district before you rely on it.

Should I use the listing agent to buy in Caney Branch Plantation?

No. The listing agent works for the seller. On a home where floor plan, condition, the lot, and the HOA move value, having your own representation, which costs you nothing as the buyer, is the highest-leverage decision you make.

Who is the best real estate agent for Caney Branch Plantation?

The best agent for Caney Branch Plantation is one who actively works Jacksonville and knows the community's pricing, HOA and CDD details, and current inventory. Tell us what you're looking for in the form on this page and Momentum Realty will match you with a local specialist for Caney Branch Plantation.

How do I find a top Jacksonville real estate agent who knows Caney Branch Plantation?

Share a few details in the form on this page. Momentum Realty has 280+ agents and more than $3.5B in closed sales, and we'll connect you with one who knows Caney Branch Plantation and the wider Jacksonville area.

Can Momentum Realty connect me with an agent for Caney Branch Plantation?

Yes. Use the form on this page and we'll introduce you to a local specialist who can guide your Caney Branch Plantation purchase or sale - no call center and no pressure.

The Verdict

Should you buy in Caney Branch Plantation?

An honest fit check. We will tell you when it is not your community.

You want an affordable, established single-family home with amenities on the WestsideExcellent fit

You are comfortable pricing a mid-2000s home on its floor plan and conditionExcellent fit

You will verify the HOA, any CDD, the lot, the flood zone, and the systemsExcellent fit

You want new construction or a custom homeProbably not

You want a no-HOA neighborhoodProbably not

You are unwilling to inspect and comp the specific homeProbably not

Get the inside read on Caney Branch Plantation

Whether you are buying a renovation project, comparing the lots and views, weighing the carrying costs, or selling your Caney Branch Plantation home, tell us what you need. Every inquiry comes straight to us. We represent you, not the seller, and what your agent is paid is negotiable and set in a written buyer agreement up front. No obligation, no spam, no high-pressure follow-up.

You are all set.

A Momentum Realty Caney Branch Plantation specialist will reach out personally, usually the same day.

Thinking about hiring an agent here? How to find the best real estate agent in Caney Branch Plantation - what to look for, questions to ask, and your local expert.

Photography on this page is sourced from active and recently sold MLS listings in this community and remains the property of the listing brokerage and/or photographer. Source: Data provided by realMLS.

Caney Branch Plantation Homes for Sale in Jacksonville, FL

The 60-Second Overview

The course, the club, the gates.

Who Caney Branch Plantation is best for.

Best for

Probably not for

How Caney Branch Plantation is performing right now

Homes For Sale Right Now in Caney Branch Plantation

Caney Branch Plantation on the map.

How far is everything?

Nearby Communities

Schools

Recent Developments in Caney Branch Plantation

Amenity-rich, value-priced Westside neighborhood

Duval County tax, HOA, and CDD picture

Mid-2000s build condition

Duval County millage and the parcel tax bill

Neighborhood documented by third-party sources

The Caney Branch Plantation buying strategy.

The full read, only if you want it.

What your money buys in Caney Branch Plantation.

What ~$274K buys here.

Renovation & Resale Intelligence

The renovation premium.

The lot premium.

How well Caney Branch Plantation holds value.

5 Mistakes Buyers Make in Caney Branch Plantation

Calling the listing agent

Misjudging the renovation math

Overpaying for an interior lot

Underbudgeting the carrying costs

Skipping the systems check

Momentum Buy Score.

Why our read on Caney Branch Plantation is different.

Which Lots & Views Hold Value Best

Caney Branch Plantation in 15 seconds.

HOA, CDD & Fees

Tools for a Caney Branch Plantation buy.

Thinking of selling in Caney Branch Plantation?

In Caney Branch Plantation, condition and view decide your number

What is your Caney Branch Plantation home worth?

Price History: What Homes Here Have Actually Sold For

The real cost & risk here

Caney Branch Plantation Market Scorecard

Frequently Asked Questions

Should you buy in Caney Branch Plantation?

Get the inside read on Caney Branch Plantation

You are all set.

Need to sell fast in Duval County?

You just read the data. Now see what your home is worth.