Cormorant Landing
Homes for Sale in Jacksonville, FL
True comps, carrying-cost math, and listings before the portals.
Cormorant Landing's price story is largely about the size and vintage of the homes themselves. This is a gated, guard-staffed section of Jacksonville with tennis courts, full-time management, and grounds maintenance handled by the association — the kind of overhead that shows up in the number, not just the address. Homes here were built between 1986 and 2001, with a median year built of 1990, and they run large: median living area is 3,063.5 square feet. At a median price of $605,000 and $230.41 per square foot, the community is pricing more on square footage and amenity load than on age of construction.
The current posture is buyer-leaning, and the math backs that up — 12 months of supply and a median 46 days on market before a home goes under contract. Price is down 11% year over year, though it remains up 83% since 2012, so the recent pullback reads as a correction inside a longer run-up, not a reversal of it. What makes this market unusual is how little actually trades: only 3 of the community's 176 homes are active listings right now, and 91.5% of homes carry a homestead exemption, meaning most owners are in these houses long-term rather than cycling through as investment or rental stock.
Cormorant Landing right now
🟢 Buyer-leaning market. 12.0 months of supply and 33% of the inventory already under contract give buyers above-average negotiating leverage.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of realMLS records, as of September 19, 2026. Confidence: Low (3 active and pending listings, 2 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated September 19, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Cormorant Landing is a gated, guard-staffed community of larger, established homes in Jacksonville, where a thin flow of listings against a fixed pool of 176 homes shapes negotiations as much as the headline price does.
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 Cormorant Landing. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Cormorant LandingPhotos from realMLS listings in Cormorant Landing; content deemed reliable but not guaranteed.
Who Cormorant Landing is best for.
Best for
- Buyers with a budget near the $605,000 median who want more living space — median homes here run 3,063.5 square feet — and are willing to wait for the right listing.
- Move-up buyers who value a staffed, gated entrance, tennis courts, and full-time on-site management over the lowest price per square foot.
- Long-term buyers planning to homestead the property — 91.5% of current owners already do, and this is not a fast-turnover market.
Probably not for
- Buyers who need to choose from several active listings right now — only 3 of the community's 176 homes are currently on the market.
- Buyers hunting for the lowest price per square foot in the area — at $230.41 per square foot, this community prices above entry-level stock.
- Investors looking for quick resale turnover — with 12 months of supply and a 91.5% homestead share, this reads as a hold-and-live market, not a flip market.
The market around Cormorant Landing
Cormorant Landing is too small for its own price trend, so here is the market around it.
In ZIP 32223, 111 homes are on the market and 35% are under contract — a fast-moving corner of Jacksonville.
Across Duval County, 3,908 homes are active and 1,650 pending (30% under contract).
ZIP and county figures describe the wider market, not Cormorant Landing specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in Cormorant Landing, 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.
Homes For Sale Right Now in Cormorant Landing
Live MLS inventory for Cormorant Landing. 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.
Active · 227 daysTop listing
Active · 157 days
Pending · 92 daysActive and pending Cormorant Landing listings as of 2026-09-19, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
Cormorant Landing on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from realMLS. Map data © OpenStreetMap, tiles © CARTO.
Life at Cormorant Landing
- Tennis Court(s) · reported on 6 of 7 listings
- Gated · reported on 5 of 7 listings
- 24 Hour Security · reported on 5 of 7 listings
- Gated with Guard · reported on 5 of 7 listings
- Security Gate · reported on 3 of 7 listings
- Security · reported on 2 of 7 listings
- Management - Off Site · reported on 1 of 7 listings
- Management - On Site · reported on 1 of 7 listings
- Management - Full Time · reported on 1 of 7 listings
- Maintenance Grounds · reported on 1 of 7 listings
Community amenities as reported across realMLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
How far is everything?
Everyday stops around Cormorant Landing are close: the nearest groceries is about 3 minutes away.
- The Fresh Market · Groceries3 min
- Hurricane Grill & Wings · Dining3 min
- The Shops At Julington Creek · Shopping3 min
- Tommy Hazouri Sr. Park · Parks4 min
- Noah's Agape Cafe · Coffee4 min
- Analisis · Health9 min
Approximate drive times via Mapbox Search + Directions, 2026-07-03. Verify for a specific address.
Schools
- Duval County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Crown Point Elementary SchoolFLDOE grade C · Public elementary
- Mandarin Middle SchoolFLDOE grade A · Public middle
- Mandarin High SchoolFLDOE grade A · Public high
Grades are official Florida Department of Education school grades for 2025-26. Assignments are reported as of the 2025-26 year and can change; always confirm with Duval County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Cormorant Landing address.
Recent Developments in Cormorant Landing
Development, infrastructure, retail, and school activity affecting Cormorant Landing, 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 10 miles northwest of Cormorant Landing, 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 12 miles north of Cormorant Landing, 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 16 miles west of Cormorant Landing, elsewhere in Duval County.
Source: Jax Daily Record - June 2026Infrastructure
First Coast Expressway advances as an economic-development corridor across Clay and St. Johns
The First Coast Expressway (State Road 23), a tolled beltway looping around the west and south of the Jacksonville metro, continued to open land for development along its corridor, with the final St. Johns County phase from Interstate 95 to east of County Road 2209 in progress. FDOT held a St. Johns County open house on the final phase in January 2026.
What it may mean for the marketNew limited-access highway capacity shortens commutes and opens adjacent land, changes that have historically shaped where new communities and demand concentrate. The site is about 10 miles southwest of Cormorant Landing.
Source: Jax Daily Record - May 2026Retail & Dining
Grocery-anchored retail center proposed in Durbin Park
A grocery-anchored retail center was proposed at Durbin Park, the large mixed-use development near Interstate 95 and County Road 210 in northern St. Johns County, adding to the district's existing stores, restaurants, and Walmart-anchored core.
What it may mean for the marketAdded grocery and retail at Durbin Park deepens everyday conveniences in northern St. Johns County, an amenity factor that can support demand for surrounding communities. The site is about 7 miles southeast of Cormorant Landing.
Source: Jax Daily Record - February 2026Retail & Dining
Durbin Park Walmart plans an expansion
The Walmart anchoring Durbin Park filed plans to expand in early 2026, reinforcing the retail core of the Interstate 95 and County Road 210 district in northern St. Johns County.
What it may mean for the marketInvestment in Durbin Park's retail anchor signals continued commercial strength in northern St. Johns County, which can reinforce the appeal of nearby residential areas. The site is about 7 miles southeast of Cormorant Landing.
Source: Jax Daily Record
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 Cormorant Landing buying strategy.
If we were buying in Cormorant Landing 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.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
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 Cormorant Landing.
Scale, Security, and a Thin Market
Built out between 1986 and 2001 with a median year built of 1990, Cormorant Landing is an established, gated section of Jacksonville — guard-staffed, secured, with tennis courts and grounds maintenance handled by an on-site and off-site management structure. The homes are sized to match: a median living area of 3,063.5 square feet puts this community well above typical stock nearby, and at $230.41 per square foot on a $605,000 median price, buyers are paying for space and infrastructure as much as for the neighborhood name.
Only 3 of the community's 176 homes are on the market at any given time, and 91.5% carry a homestead exemption — this is a community people settle into rather than trade. That scarcity sits inside a buyer-leaning market band with 12 months of supply and a median 46 days on market, and pricing has pulled back 11% year over year after climbing 83% since 2012. The net effect: fewer homes to compete for, but more room to negotiate on any one of them than the longer run-up alone would suggest.
The location and the amenities are priced into every listing in Cormorant Landing. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
With only 3 active listings against 176 total homes, pricing a Cormorant Landing property off recent comps alone is unreliable — Momentum tracks the community's full closing history, not just what's currently on the market, to price accurately in a buyer-leaning environment with 12 months of supply. That matters whether you're negotiating on the way in during a median 46-day market or timing a sale after an 11% year-over-year pullback.
Cormorant Landing in 15 seconds.
HOA, CDD & Fees
- Has a CDD assessment
- HOA reported ~$225/month
- 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 Cormorant Landing 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 Cormorant Landing sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Cormorant Landing, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Cormorant Landing home worth?
Get a no-obligation home value based on real comparable sales in Cormorant Landing, 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 Cormorant Landing on the map →
Frequently Asked Questions
Is Cormorant Landing a buyer's or seller's market right now?
How many homes are in Cormorant Landing?
What share of Cormorant Landing is owner-occupied?
When were the homes in Cormorant Landing built?
What schools serve Cormorant Landing?
Who is the best real estate agent for Cormorant Landing?
How do I find a top Jacksonville real estate agent who knows Cormorant Landing?
Can Momentum Realty connect me with an agent for Cormorant Landing?
Should you buy in Cormorant Landing?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Cormorant Landing with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: September 19, 2026) |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (7 streets, ZIP 32223/32233/32257/32259)) |
| Under-contract shares | realMLS records, as of 2026-09-19 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2001 (206 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.
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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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