Cumberland Forest
Homes for Sale in Jacksonville, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of MARK SPAIN REAL ESTATE · via realMLS
Cumberland Forest is a tightly built pocket of Jacksonville — every one of its 68 homes went up between 1994 and 1996, a three-year build-out that leaves a narrow, consistent housing stock rather than the mixed vintages you'd see in an older or continuously developed subdivision. At a median of about 1,684 square feet of living space, this reads as a modest-footprint, single-family community, not an estate-lot enclave.
The trading data right now is thin — zero active listings and a single closing in the most recent window — so there isn't a live market to read pricing signals from. That's not unusual in a small, tightly built community where turnover runs low: about 73.5% of homes here carry a homestead exemption, which points to owner-occupied stability rather than investor or rental churn. For a buyer, that means patience and a standing relationship with someone watching the MLS closely; for a seller, it means very little competing inventory when something does list.
The 60-Second Overview
Cumberland Forest is a 68-home Jacksonville community built out in a tight three-year window between 1994 and 1996, with owner-occupants holding the majority of homes and current MLS listings not identifying any established community amenities.
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 Cumberland Forest. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Cumberland Forest
Cumberland ForestPhotos from realMLS listings in Cumberland Forest; content deemed reliable but not guaranteed.
Who Cumberland Forest is best for.
Best for
- Buyers comfortable with a modest, roughly 1,684-square-foot home who don't need a wide field of active listings to choose from.
- Buyers willing to work with an agent to surface off-market opportunities in a small, 68-home community.
- Buyers prioritizing a stable, largely owner-occupied inventory (about 73.5% homestead-exempt) over a heavily turned-over one.
Probably not for
- Buyers who need a defined HOA or community amenity package, since none is identified in current MLS data.
- Buyers on a tight closing timeline who need several active listings to compare right now — there are zero.
- Buyers set on a larger floor plan well above the community's median living area.
The market around Cumberland Forest
Cumberland Forest is too small for its own price trend, so here is the market around it.
In ZIP 32257, 155 homes are on the market and 37% are under contract — a fast-moving corner of Jacksonville.
Across Duval County, 3,938 homes are active and 1,658 pending (30% under contract).
ZIP and county figures describe the wider market, not Cumberland Forest specifically. Momentum Research analysis of MLS records.
Schools
- Duval County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Mandarin High School (Duval County Public Schools, verify by address)FLDOE grade A · High
- Alfred I. duPont Middle School or Mandarin Middle School (verify by address) · Middle
- Beauclerc Elementary School (verify by address)FLDOE grade C · Elementary
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 Cumberland Forest address.
Recent Developments in Cumberland Forest
Development, infrastructure, retail, and school activity affecting Cumberland Forest, 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 west of Cumberland Forest, 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 9 miles northwest of Cumberland Forest, 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 17 miles west of Cumberland Forest, 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 15 miles southwest of Cumberland Forest.
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 13 miles north of Cumberland Forest, elsewhere in Duval County.
Source: JAXPORT - 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 project is about 13 miles north of Cumberland Forest, elsewhere in Duval County.
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 Cumberland Forest buying strategy.
If we were buying in Cumberland Forest 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 Cumberland Forest.
A Tightly Built, Owner-Held Pocket
Every home in Cumberland Forest was built between 1994 and 1996, with a median build year of 1995. That kind of narrow construction window usually means comparable lot sizes, similar floor plans, and roughly same-age infrastructure across the neighborhood — useful context for a buyer trying to gauge what capital repairs might be coming due across the community as a whole, not just on one house. At a median of about 1,684 square feet of living space, homes here sit on the modest side, and with only 68 properties total, this isn't a subdivision with dozens of comparable sales to lean on — every closing carries outsized weight in what the next one tells you.
Occupancy skews toward primary residences: about 73.5% of homes carry a homestead exemption, generally signaling people living in these houses year-round rather than holding them as rental or investment property. Current MLS listings don't identify any established community amenities — no clubhouse, pool, or similar shared feature showing up in the data — so whatever draws a buyer here is the homes and location themselves, not a shared amenity package.
The location and the amenities are priced into every listing in Cumberland Forest. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
With zero active listings and only one closing in the most recent window, Cumberland Forest isn't a community where you can just watch the portals and wait. Momentum's Northeast Florida agents track activity in small, owner-held pockets like this one — where roughly 73.5% of homes are homestead-exempt, owner-occupied properties — so when something does move, you hear about it before it's just another listing.
Cumberland Forest 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 Cumberland Forest 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 Cumberland Forest sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Cumberland Forest, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Cumberland Forest home worth?
Get a no-obligation home value based on real comparable sales in Cumberland Forest, 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 Cumberland Forest on the map →
Frequently Asked Questions
What schools serve Cumberland Forest?
Who is the best real estate agent for Cumberland Forest?
How do I find a top Jacksonville real estate agent who knows Cumberland Forest?
Can Momentum Realty connect me with an agent for Cumberland Forest?
Should you buy in Cumberland Forest?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Cumberland Forest with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: September 10, 2026) |
| Under-contract shares | realMLS records, as of 2026-09-08 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2002 (57 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 local comps.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how Cumberland Forest fits the bigger picture — live prices, inventory, and Momentum Scores: