Cumberland Forest
Homes for Sale in Jacksonville, FL
All 4,477 homes for sale in Jacksonville, FL · median $299,999 · 93 homes for sale in 32257 · Duval County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of MARK SPAIN REAL ESTATE · via realMLS
As of October 2026, the MLS records 57 closed sales in Cumberland Forest in Jacksonville, FL since 2002, the most recent in November 2025. Recorded prices since 2024 ran from $325,000 to $356,000 (median $349,900), on homes of 1,233 to 1,691 sq ft. Across Jacksonville as a whole, 7,643 homes closed in the last 12 months at a median of $315,000, 43 median days on market, with 4,168 homes for sale today. At that median and Duval County's FY2025-26 rate of 17.86 mills, annual property tax runs about $6,250 ($5,520 with the full homestead exemption).
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.
Figures in this note are as of July 15, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Nearby homes for sale
No active listings inside Cumberland Forest right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
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.
realMLS (Northeast Florida) sales records identify 30 homes in Cumberland Forest that have changed hands since 2001, built between 1994 and 1996 (median 1995), with a median living area of about 1,513 sq ft and a typical 3-bedroom, 2-bath layout; 97% are single-family homes. Source: realMLS (Northeast Florida) closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
County records show 6 qualified sales in Cumberland Forest across 2024–2025 (5 in 2024, 1 in 2025), median $349,900 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
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, 149 homes are on the market and 36% are under contract — a fast-moving corner of Jacksonville.
Across Duval County, 4,384 homes are active and 1,562 pending (26% under contract).
In ZIP 32257 (Jacksonville), 795 homes closed in the last 12 months at a median of $359K ($201/sq ft), down 0.4% year over year, with a median 38 days on market. Right now 136 active and 70 pending listings put supply at about 10.3 months — a balanced market. See the live ZIP 32257 housing market and the Duval County market.
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.
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.
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.
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Recently off market in Cumberland Forest
Homes in Cumberland Forest that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 1 on record.
- 5409 Cumberland Forest Lane · off market
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Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- Autumn Berry Circle (1 homes on record)
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 October 2026.
- October 2026Market
St. Johns County denies 4,462-acre Palm Valley farmland housing application under new state enclave law
Commissioners denied 3-2 on Sept. 15 the 4,462-acre Palm Valley application near Nocatee under the state agricultural enclave law, and the county plans to fight it in court. Another proposal of nearly 1,200 acres and about 15,000 homes south of St. Augustine was approved in August, then denied 3-2 on Sept. 28. St. Johns County has received 16 applications under the law.
What it may mean for the marketThe outcome of these applications will shape how much new housing supply can be added on rural land in the county. The site is about 12 miles east of Cumberland Forest.
Source: Jacksonville Today - October 2026Schools
Loretto Elementary breaks ground on $12.3 million classroom addition
The addition will replace 13 portable classrooms and two aging pod buildings with 15 classrooms, a music room and a teacher planning room, and will expand the parent drop-off loop. The school enrolls 875 students for 2026-27. Funding comes from the voter-approved half-cent sales tax, with opening expected in 2028.
What it may mean for the marketExpanded permanent capacity and a longer drop-off loop affect school-area traffic and classroom availability in the Mandarin area. The site is about 3 miles west of Cumberland Forest.
Source: Hoodline - September 2026Development
UF Health Durbin Park 99-bed hospital opens in northern St. Johns County; Baptist Silverleaf adds emergency department
UF Health Durbin Park, a 99-bed hospital with a 24-hour emergency department on 42.5 acres, held its ribbon-cutting and opens the following week. Baptist Health's Silverleaf campus, about 10 miles south, is adding an emergency department, and AdventHealth and Acadia Health have also opened facilities near I-95. The county's population has grown more than 25% since 2020.
What it may mean for the marketNew hospital and emergency capacity shortens drive times to emergency care and adds healthcare jobs in northern St. Johns County. The site is about 8 miles southeast of Cumberland Forest.
Source: Jacksonville Today - September 2026Development
Gateway Jax seeks more than $70 million in city incentives for Riverfront Plaza tower and Hotel Merrydelle
Gateway Jax is requesting about $55.4 million in incentives for a 17-story, roughly $271.5 million Riverfront Plaza tower with 130 to 170 hotel rooms and 50 to 150 residences on Independent Drive. It also seeks a $15 million loan for the nearly $50 million renovation of the former Ambassador Hotel at 420 Julia Street. The Downtown Investment Authority board votes Sept. 16 and City Council has the final say.
What it may mean for the marketIf approved, the projects would add hotel rooms, residences and restaurants along the Downtown riverfront. The project is about 9 miles northwest 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 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
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.
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Ask an agent about Cumberland Forest
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Frequently Asked Questions
How many homes are in Cumberland Forest?
What share of Cumberland Forest is owner-occupied?
When were the homes in Cumberland Forest built?
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?
Where is Cumberland Forest, and what county is it in?
How far is Cumberland Forest from downtown Jacksonville and the beach?
Should you buy in Cumberland Forest?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: October 20, 2026) |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (3 streets, ZIP 32217/32257)) |
| Under-contract shares | realMLS records, as of 2026-10-20 |
| 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.
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