Cross Creek Villas
Homes for Sale in Jacksonville, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of FLORIDA HOMES REALTY & MTG LLC · via realMLS
Cross Creek Villas is a compact, built-out community of 275 homes in Jacksonville, all delivered in a tight window between 1990 and 1996. That means the housing stock is consistent in vintage and scale — a median of roughly 1,522 square feet — so what separates one sale from the next here is almost entirely condition. Updated systems, kitchens, and baths command a premium; deferred maintenance gets discounted hard. With no wide range of floor plans or build years to muddy the picture, price is a condition story, not a square-footage story.
About 57.5% of homes carry a homestead exemption, which points to a base of owner-occupants rather than a purely investor-driven pocket. For a seller, that stability tends to mean fewer distressed or rushed sales dragging on comps. For a buyer, expect to compete on move-in-ready inventory and to underwrite renovation costs carefully on anything that has been left alone since the 1990s.
Cross Creek Villas right now
🟢 Buyer-leaning market. 12.0 months of supply and 0% 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 July 15, 2026. Confidence: Low (1 active and pending listings, 1 closed sales in 12 months).
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Updated July 15, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The setting & the homes.
Aerial and on-site photos of Cross Creek Villas. Swipe to explore the community.
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Cross Creek Villas
Cross Creek Villas
Cross Creek Villas
Cross Creek Villas
Cross Creek VillasPhotos from realMLS listings in Cross Creek Villas; content deemed reliable but not guaranteed.
Who Cross Creek Villas is best for.
Best for
- A buyer wanting a predictable, mid-1500s-square-foot home where comps are easy to read
- An owner-occupant planning to hold, comfortable in a built-out established community
- A value-focused buyer willing to budget for updates in exchange for a lower condition-driven price
Probably not for
- A buyer needing more than roughly 1,500 square feet or a range of floor plan options
- Anyone set on new construction or homes built after the 1990s
- A buyer with no appetite or budget for potential systems and interior updates
The market around Cross Creek Villas
Cross Creek Villas is a small community — 12 recorded sales on file, most recently in 2026 — too few for its own price trend. Here is the market around it.
In ZIP 32225, 125 homes are on the market and 41% are under contract — a fast-moving corner of Jacksonville.
Across Duval County, 2,814 homes are active and 1,188 pending (30% under contract).
Homes here are single family residence.
ZIP and county figures describe the wider market, not Cross Creek Villas specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Cross Creek Villas
Live MLS inventory for Cross Creek Villas. 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 and pending Cross Creek Villas listings as of 2026-07-14, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
The Cross Creek Villas buying strategy.
If we were buying in Cross Creek Villas 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 Cross Creek Villas.
A condition-driven resale market
Because every home here was built in a six-year window and clusters around 1,522 square feet, there is very little variation in the underlying product. That is unusual and it works in a buyer's favor: comparables are genuinely comparable. When two homes of nearly identical size trade at different prices, the gap is telling you something real about roofs, HVAC, windows, and interior updates rather than about layout or lot.
The practical takeaway is to read each listing through the lens of what has and has not been touched since the 1990s. Homes of this era are reaching the point where second-generation systems matter. Buyers should budget for the possibility of updates; sellers who have already done that work should document it, because in a market this uniform, verified condition is the strongest lever on price.
The location and the amenities are priced into every listing in Cross Creek Villas. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community this uniform, the whole negotiation lives in condition and comps — and that is exactly where local reads matter. We help sellers document the updates that actually move price here, and we help buyers separate a fairly priced move-in-ready home from one that is quietly asking you to fund its next decade of repairs. That is the difference between a clean deal and a surprise after closing.
Cross Creek Villas in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA — confirm current dues
- 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 Cross Creek Villas 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 Cross Creek Villas sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Cross Creek Villas, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Cross Creek Villas home worth?
Get a no-obligation home value based on real comparable sales in Cross Creek Villas, 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 Cross Creek Villas on the map →
37% of homes for sale in ZIP 32225 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-07-18).
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.
Frequently Asked Questions
Is Cross Creek Villas a buyer's or seller's market right now?
How many homes are in Cross Creek Villas?
What share of Cross Creek Villas is owner-occupied?
When were the homes in Cross Creek Villas built?
Do cash buyers compete in Cross Creek Villas?
Who is the best real estate agent for Cross Creek Villas?
How do I find a top Jacksonville real estate agent who knows Cross Creek Villas?
Can Momentum Realty connect me with an agent for Cross Creek Villas?
Should you buy in Cross Creek Villas?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Cross Creek Villas with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: July 14, 2026) |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (4 streets, ZIP 32225)) |
| Under-contract shares | realMLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2001 (31 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?
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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 your area comps.
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