Commissioners
Homes for Sale in Jacksonville, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of KASHMIRI REALTY AND PROPERTY MANAGEMENT · via realMLS
As of September 2026, the MLS records 7 closed sales in Commissioners in Jacksonville, FL since 2002, the most recent in August 2026. 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).
Commissioners is an older core-Jacksonville pocket where the building stock does the pricing, not the address. With a median build year of 1954 and homes reaching back to 1907, condition is the single biggest swing factor here — a renovated structure and one that needs everything can sit on the same block and price nowhere near each other. Expect a wide spread and underwrite each property on its own merits.
At 165 homes tracked and a homestead share of just 22%, this is a market with a meaningful investor and non-owner-occupant presence. For buyers, that means more turnover and more as-is inventory to sort through; for sellers, it means your competition is often a flip or a rental being cycled, so a clean, well-documented home stands out. Move deliberately and price to condition.
The 60-Second Overview
A small, old-Jacksonville enclave of modest-footprint homes — median living area near 1,119 square feet — where roughly four of five homes are not owner-occupied, so the tone leans transactional and condition-driven rather than settled.
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 Commissioners. Swipe to explore the community.
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CommissionersPhotos from realMLS listings in Commissioners; content deemed reliable but not guaranteed.
Who Commissioners is best for.
Best for
- Renovation-minded buyers with contingency budget for older systems
- Investors seeking compact, close-in Jacksonville inventory to reposition
- Buyers prioritizing a core Duval location over new construction and size
Probably not for
- Buyers who need move-in-ready with no deferred maintenance
- Anyone requiring large living space per dollar spent
- Buyers who want a uniform, single-era subdivision feel
The market around Commissioners
Commissioners is too small for its own price trend, so here is the market around it.
In ZIP 32209, 278 homes are on the market and 23% are under contract — a steady 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 Commissioners specifically. Momentum Research analysis of MLS records.
Life at Commissioners
- Security Gate · reported on 1 of 1 listings
Community amenities as reported across realMLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
Recent Developments in Commissioners
Development, infrastructure, retail, and school activity affecting Commissioners, 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 18 miles west of Commissioners, 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 14 miles northwest of Commissioners, 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 26 miles west of Commissioners, 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 project is about 11 miles northwest of Commissioners, elsewhere in Duval County.
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 26 miles west of Commissioners, 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 11 miles northwest of Commissioners.
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 Commissioners buying strategy.
If we were buying in Commissioners 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 Commissioners.
Old bones, uneven condition
The century-plus build range is the story. A 1907 house and a 2024 infill can share the same feed, which tells you the fabric here is patchwork — original early-20th-century structures, mid-century stock around the 1954 median, and occasional new construction filling gaps. Two homes at the same asking price can be miles apart in systems, foundation, and remaining useful life. Inspection and scope-of-work discipline matter more here than in a uniform subdivision.
Footprints are compact — a median around 1,119 square feet — so this is not where you shop for volume per dollar. The value lever is what has been done to the house: roof, electrical, plumbing, and layout updates on older homes will separate a strong buy from a money pit. With homesteading at 22%, a good share of these have been landlord-maintained rather than owner-loved, which is exactly why you walk each one.
The location and the amenities are priced into every listing in Commissioners. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
A market this condition-dependent rewards local reps who read structures, not just comps. We help buyers price the renovation gap on pre-war and mid-century stock, sort genuine value from cosmetic flips, and structure inspection contingencies that protect you on older systems — and we help sellers document what has actually been updated so a well-kept home isn't lumped in with the as-is competition.
Commissioners 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 Commissioners 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 Commissioners sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Commissioners, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Commissioners home worth?
Get a no-obligation home value based on real comparable sales in Commissioners, 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 Commissioners on the map →
Should you buy in Commissioners?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Commissioners with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: August 30, 2026) |
| Under-contract shares | realMLS records, as of 2026-08-30 |
| Historical depth | Closed-sale records back to 2002 (7 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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A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how Commissioners 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.
Commissioners Market Scorecard
Commissioners is currently a no active listings market. Limited supply, a median asking price of n/a.
Typical home value in the 32254 ZIP is $125,668, about 30.9% 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.