Creighton Grant Homes for Sale in Jacksonville, FL
Established Mandarin riverfront market · Jacksonville · ZIP 32223
A low-density riverfront enclave of large estate homesites off Mandarin Road in southern Jacksonville's Mandarin area, priced for buyers who want acreage and St. Johns River frontage without a builder HOA.
Established resaleMandarin, JacksonvilleRiverfront estate lots
Live Market Pulse
50/100 Momentum
Buyer-Leaning Market (limited data)
This is a small, largely built-out enclave, not a new-construction release. Inventory is thin and individual, so lot size, verified river frontage, and home condition drive value more than a single headline number. Verify specifics by address.
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Unlock Off-Market Mandarin
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
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Median Price
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Supply
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Avg DOM
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Seller Leverage
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Median $/Sqft
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1-Yr Price Change
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Jon's Current Read
"Creighton Grant is a small, low-density enclave of estate-size homesites off Mandarin Road in Jacksonville's Mandarin area, not a builder market. Lots here commonly run from roughly 2 acres to more than 5 acres, and several have direct frontage on one of the widest stretches of the St. Johns River. Because there is no mandatory HOA, the community trades on individual parcels rather than a shared amenity package, so lot size, verified river access, and the home's own condition matter far more than any single number. Confirm flood zone and insurance on any riverfront parcel before you underwrite it."
Jon Brooks, founder, Momentum Realty · Updated June 2026
The 60-Second Overview
Creighton Grant is a low-density residential enclave in the Mandarin area of southern Jacksonville, in Duval County, built around large estate-size homesites off Mandarin Road near the St. Johns River. Rather than a platted subdivision with uniform lots, homes here sit on parcels that commonly range from roughly 2 acres up to more than 5 acres, with several offering direct frontage on the river.
There is no mandatory homeowners association identified for the community, which means there is no shared amenity package to budget for, but it also means there are no HOA-maintained common areas. Because this is a resale market rather than an active builder release, each home should be judged on its own lot, condition, and any verified water access rather than assumed from the area.
The bigger picture is location. Mandarin sits on the eastern bank of the St. Johns River in southern Jacksonville, and Mandarin Road follows the river along one of its widest stretches in this part of the county. That riverfront setting is the defining feature of the area, and it also means flood zone designation and insurance cost are real, parcel-specific factors to confirm before you buy.
Quick Match
Who Mandarin is best for.
Best for
Buyers who want acreage and St. Johns River frontage without a builder HOA
Buyers comfortable verifying lot size, water access, and home condition parcel by parcel
Buyers who value privacy and low density over a shared amenity package
Probably not for
Buyers who need new construction with a builder warranty and modern systems throughout
Anyone who wants a gated, amenitized HOA community with a pool and clubhouse
Buyers unwilling to verify flood zone, insurance cost, and river access on a specific parcel
Market Pulse
How Mandarin is performing right now
50/100 momentum
Buyer-Leaning Market (limited data)
Seller's marketBalancedBuyer's market
0Months of supplytight
n/aMedian days on marketdays
0 : 0Under contract vs for salestrong demand
0Sold in last 12 monthsliquidity
+127%Median price since 2012appreciation
+0%Asking vs recent sold $/sqftroom to negotiate
Live market metrics for Creighton Grant update as realMLS listings and sales post. Figures shown reflect current recorded activity; confirm specifics by address.
Live from realMLS, as of July 10, 2026. Refreshed twice daily. Months of supply, days on market, and the contract-to-listing ratio are computed from current Mandarin listings and the trailing twelve months of closed sales.
8.6A- score
Momentum intelligence
Momentum buy score
Our proprietary read on how a home in Creighton Grant buys, holds, and resells. See the five factors.
Interactive Map
Mandarin 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.
No CDD bond means thousands less per year than newer master plans.
Typical CDD community~$2,500/yr
Mandarin (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
Mandarin 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.
High
Mandarin High School (Duval County Public Schools); verify by address
The story here is river frontage and low density in a well established part of southern Jacksonville. Mandarin is a mostly built-out area of Duval County, and Creighton Grant's acreage homesites along the St. Johns River set it apart from the typical platted subdivisions nearby.
Recent Developments in Creighton Grant
Development Intelligence
Our read on what is being built around Mandarin, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.
Net OutlookBullishNet stable for a small, built-out enclave, with value tied to lot size, verified river access, and individual home condition. Watch regional growth pressure on schools and roads in the wider Mandarin and San Jose corridor.
Established low-density enclave
Evergreen
BullishNotable impact
SignificanceRadius: Community
Creighton Grant is largely built out on large, private homesites, so there is no builder competing with new phases inside the community. Value turns on the lot, any verified river frontage, and the individual home's condition.
Southern Jacksonville growth pressure
2020 to 2026
NeutralNotable impact
SignificanceRadius: Area
Duval County's southern corridor along San Jose Boulevard and Mandarin has continued to see population growth and traffic pressure, which supports demand for established homes but also means more competition for the same roads and schools. Verify current traffic and commute times before you buy.
Riverfront flood zone and insurance
Evergreen
NeutralNotable impact
SignificanceRadius: Community
Parcels with St. Johns River frontage carry address specific flood zone designation and insurance costs. Confirm the FEMA flood zone and get a bindable insurance quote before committing to a riverfront homesite.
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 Creighton Grant, 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 ↓
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 Mandarin buying strategy.
If we were buying in Mandarin, this is the order of operations we would run, and the one we run for our clients.
1
Pull the specific parcel's record with the Duval County Property Appraiser to confirm lot size, year built, square footage, and any recorded deed restrictions.
2
Confirm the FEMA flood zone for the exact address and get a bindable homeowners and, if applicable, flood insurance quote before you make an offer.
3
Verify any claimed St. Johns River frontage or dock access rights on the parcel and by survey rather than assuming it from the area.
4
Verify the zoned elementary, middle, and high schools by the home's address with Duval County Public Schools, since attendance zones change.
5
Get a thorough inspection of the home's systems, and confirm septic or well status if applicable, since these can vary on larger acreage parcels outside a typical subdivision.
The Quick Decision
Best Buy
A well-positioned acreage homesite with verified river frontage and a sound, well-maintained home.
Biggest Risk
Overpaying for unverified river access, or underestimating flood zone and insurance costs on a waterfront parcel.
Best Lot
Prioritize the lot; verified river frontage and acreage are the durable differentiators here.
Smart Timing
Resale driven. Inventory is thin and individual, so move when the right lot and home condition appear.
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
The Homes
Type
Established single-family resale, low-density riverfront enclave
Era
Homes built primarily across the last decade or so; verify year built by parcel
Lots
Large estate homesites, commonly about 2 to more than 5 acres, several with St. Johns River frontage
Construction
Single-family estate homes, mostly one and two-story
Costs & Fees
HOA
No mandatory HOA identified; confirm any deed restrictions on the parcel
CDD
None identified; confirm on the parcel tax record
Property use
Primary and second homes
Amenities
Shared amenities
No dedicated community amenity package identified
Status
Not marketed as gated or age-restricted; verify with the seller
Location
Area
Mandarin, southern Jacksonville, Duval County, along the St. Johns River
Downtown Jacksonville
About 25 to 30 min (approximate)
Airport (JAX)
About 35 to 45 min (approximate)
Mandarin Homes For Sale
What your money buys in Mandarin.
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 Mandarin today. The right home is the one matched to your budget and the renovation math, so seeing fitting listings early is the edge.
The Entry
At the entry tier you are generally looking at smaller acreage homesites without direct river frontage, where the value is in privacy and lot size rather than water access.
Lowest entry
The Core
In the core of the market you find mid-size acreage parcels, some with partial or seasonal water views, and homes built across a range of recent years. This is where verifying condition and systems matters most.
Most inventory
The Top
At the top are the largest parcels with direct, verified St. Johns River frontage and the most recently built or renovated homes. Confirm exact acreage, frontage, and condition on the specific parcel.
Strongest resale
Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.
Three realistic price bands. Where a home lands comes down to condition and lot, not square footage alone.
The Entry
At the entry tier you are generally looking at smaller acreage homesites without direct river frontage, where the value is in privacy and lot size rather than water access.
The Core
In the core of the market you find mid-size acreage parcels, some with partial or seasonal water views, and homes built across a range of recent years. This is where verifying condition and systems matters most.
The Top
At the top are the largest parcels with direct, verified St. Johns River frontage and the most recently built or renovated homes. Confirm exact acreage, frontage, and condition on the specific parcel.
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 Mandarin, 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.
Renovated-listing inventory in Mandarin is too thin right now to compute a reliable renovation premium. We read condition home by home against real comps before you offer.
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 Mandarin holds value.
Our read on the factors that protect resale here, and the one to manage.
Home conditionVaries by home
Lot size and privacyLarge acreage
River frontage valueVerify by parcel
Flood zone exposureVerify by parcel
Resale pool depthThin, individual
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 Mandarin
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.
1
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.
2
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.
3
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.
4
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.
5
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.
“
The value here is not a shared amenity package, it is the lot itself: its size, its river frontage, and its privacy.
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 Strength6.2/10
Renovation Risk6.5/10
Location Efficiency7.8/10
Long-Term Defensibility7.4/10
Carrying Cost Advantage6.0/10
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 Mandarin 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 automated estimate, 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 and consulting at Ernst & Young, who has built and analyzed Northeast Florida real estate from the ground up.
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
Lots commonly run from about 2 to more than 5 acres, well above a typical Jacksonville subdivision.
Verified St. Johns River frontage is the biggest value driver on specific parcels.
Confirm any claimed river frontage or dock rights on the parcel and by survey.
Check the FEMA flood zone; waterfront proximity affects insurance cost.
Larger, more private homesites away from Mandarin Road tend to hold appeal.
In a low-density acreage enclave like this, the lot itself, not a shared amenity package, is the durable source of value. Parcels with verified, usable St. Johns River frontage carry the strongest premium, while interior or smaller acreage homesites trade more like typical resale lots. Because there is no HOA governing use, treat privacy, exact acreage, and flood zone exposure as core parts of your value math alongside the home's condition, and confirm any claimed river frontage on the parcel and by survey rather than assuming it from the area.
The 15-Second Verdict
Mandarin in 15 seconds.
Best forBuyers who want acreage and St. Johns River frontage in southern Jacksonville without a builder HOA.
Biggest advantageLarge, private homesites, several with direct St. Johns River frontage, near Mandarin's established amenities.
Biggest riskUnverified river access, flood zone exposure, and a thin, individual resale market.
Sweet spotA well-positioned acreage lot with verified river frontage and a sound, well-maintained home.
Avoid ifYou need new construction, a gated amenitized HOA, or a large pool of comparable inventory.
HOA, CDD & Fees
15-Second Take
No mandatory HOA identified; confirm deed restrictions on the parcel.
No CDD was identified, but confirm it on the parcel tax record.
Lots commonly run from about 2 to more than 5 acres; verify the exact size by parcel.
Several homesites have St. Johns River frontage; verify access and dock rights on the parcel.
Check the FEMA flood zone and insurance cost on any waterfront parcel.
No mandatory homeowners association was identified for Creighton Grant. Confirm whether any voluntary neighborhood association or recorded deed restrictions apply to the specific parcel before you rely on it.
With no mandatory HOA identified, there are generally no association dues or association-run amenities to budget for here. Confirm any voluntary dues or deed restrictions on the parcel.
There is no golf course or private country club associated with the community.
Run Your Numbers
Tools for a Mandarin buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and view, not an automated estimate. The right number comes from closed comps matched to your renovation level and lot.
Selling in Mandarin
Thinking of selling a Creighton Grant home?
Selling an acreage riverfront property takes a real strategy, not an automated estimate. We will show you the honest math on how lot size, river frontage, and condition position your home against what is actually selling nearby.
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 Mandarin, condition and view decide your number
Because buyers here are weighing your home against renovated comps and cross-shopping Mandarin Point, 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 Mandarin home worth?
Get a no-obligation home value based on real comparable sales in Mandarin 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.
Price History: What Homes Here Have Actually Sold For
Median sale prices in Creighton Grant year by year since 2012, from closed MLS sales. A long track record beats a single estimate, showing what this community has really done through rate cycles rather than what a model predicts.
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.
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.
Live market metrics for Creighton Grant are being compiled from realMLS activity and will appear here as listings and sales post. For current county-level figures, see the market data links below.
Market metrics only; these describe homes for sale and recent sales, not residents.
Frequently Asked Questions
Is Creighton Grant a new-construction community?
No. It is a small, largely built-out low-density enclave off Mandarin Road in southern Jacksonville. Homes here are resales on large acreage homesites, and each should be judged on its own.
What kind of homes are in Creighton Grant?
Single-family estate homes on large acreage lots, generally about 2 to more than 5 acres, built across a range of recent years. Condition and finishes vary by parcel, so confirm specifics before you buy.
Is there an HOA?
No mandatory homeowners association was identified for Creighton Grant. Confirm any voluntary association or recorded deed restrictions on the specific parcel before you rely on it.
Is there a CDD bond on the taxes?
No Community Development District was identified for this community. Confirm CDD status on the specific parcel's tax record with the Duval County Property Appraiser before you rely on it.
Are the homes on the river?
Several parcels in Creighton Grant front the St. Johns River along one of its widest stretches in this part of Jacksonville, but not every homesite has water frontage. Confirm on the specific parcel and by survey rather than assuming it from the area.
How big are the lots?
Lots here are notably large for Jacksonville, commonly ranging from roughly 2 acres to more than 5 acres. Verify the exact acreage on the specific parcel with the Duval County Property Appraiser.
What should I check before buying here?
Confirm the exact lot size, any river frontage, the FEMA flood zone, and the age and condition of the home's roof and systems. Get a thorough inspection, since homes vary widely across the enclave.
Is the area in a flood zone?
Waterfront parcels along the St. Johns River carry address specific flood zone designation and insurance costs. Confirm the FEMA flood zone and get a bindable insurance quote for the exact home.
Does the community have shared amenities?
No shared community amenity package was identified. Any dock, pool, or recreational access is tied to the individual parcel, not a homeowners association.
What schools serve the community?
It is in Duval County Public Schools, zoned toward Mandarin High School, Mandarin Middle School, and Loretto Elementary School in this part of Mandarin. Verify the exact zoned schools by the home's address, since attendance zones change.
How is the commute to downtown Jacksonville?
Creighton Grant sits in southern Jacksonville's Mandarin area, roughly 25 to 30 minutes from downtown depending on traffic and the exact location. Other drive times on this page are approximate estimates.
Is Creighton Grant gated or age-restricted?
There is no verified information that the community is gated, and it is not marketed as age-restricted or 55 plus.
What is the biggest risk of buying here?
Overpaying for unverified river access, or underestimating flood zone and insurance costs on a waterfront parcel. Both are manageable with a survey, a thorough inspection, and an address specific insurance quote.
Should I get my own agent to buy here?
Yes. With a small, individual resale pool and no HOA governing use, an experienced agent helps you judge lot size, river access, and condition against genuinely comparable sales and represents your interests in the negotiation.
How current is the market data on this page?
This page will fill in with live realMLS data as sales in the community accrue. Until then, treat market figures as thin, and always confirm price, acreage, and river access against genuinely comparable homes before you make an offer.
Who is the best real estate agent for Creighton Grant?
The best agent for Creighton Grant 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 Creighton Grant.
How do I find a top Jacksonville real estate agent who knows Creighton Grant?
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 Creighton Grant and the wider Jacksonville area.
Can Momentum Realty connect me with an agent for Creighton Grant?
Yes. Use the form on this page and we'll introduce you to a local specialist who can guide your Creighton Grant purchase or sale - no call center and no pressure.
The Verdict
Should you buy in Mandarin?
An honest fit check. We will tell you when it is not your community.
You want acreage and St. Johns River frontage in southern Jacksonville without a builder HOA.Excellent fit
You are comfortable verifying lot size, river access, and home condition parcel by parcel.Excellent fit
You value privacy and low density over a shared amenity package.Excellent fit
You will do the homework on flood zone, insurance, and septic or well status if applicable.Excellent fit
You need new construction with a builder warranty and modern systems throughout.Probably not
You want a gated, amenitized HOA community with a pool and clubhouse.Probably not
You cannot budget for flood insurance or verify unclear river access claims.Probably not
You need a large pool of comparable inventory to benchmark price.Probably not
Get the inside read on Mandarin
Whether you are buying a renovation project, comparing the lots and views, weighing the carrying costs, or selling your Mandarin 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 Mandarin specialist will reach out personally, usually the same day.
Median sale price in Creighton Grant, Florida by year (2012 to 2026). Source: Momentum Realty.
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.
Get a real cash offer on your Creighton Grant home in 24 hours and close in as little as 7 days, as-is. Because Momentum is a licensed RealTrends-500 brokerage, we'll also show you what listing would net - so you choose with both numbers.
Buying or researching Duval County? See the full Duval County real estate market report - prices, inventory, schools, taxes, and every Duval County neighborhood.
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.
