Cummings
Homes for Sale in Jacksonville, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of NETWORTH REALTY OF JACKSONVILLE, LLC · via realMLS
As of September 2026, the MLS records 10 closed sales in Cummings in Jacksonville, FL since 2015, the most recent in February 2026. Across Jacksonville as a whole, 8,846 homes closed in the last 12 months at a median of $305,375, 44 median days on market, with 2,385 homes for sale today. At that median and Duval County's FY2025-26 rate of 17.86 mills, annual property tax runs about $5,460 ($4,720 with the full homestead exemption).
Cummings is an old Jacksonville pocket where price is driven by condition, not square footage. With a median year built of 1929 and a housing stock stretching back to 1904, what you pay tracks how much work a given home has already had done. A restored bungalow and a deferred-maintenance shell can sit on the same block, so the spread here is wide and condition-led rather than tied to any single price band.
The median living area is a modest 1,334 square feet, and only about 26% of homes carry a homestead exemption. That mix — small footprints, a majority of non-homesteaded parcels — tells you this is a market with investor and rental activity alongside owner-occupants. For a buyer, that means comps require a close read; for a seller, presentation and documented updates matter more than in a newer, more uniform subdivision.
The 60-Second Overview
Cummings is a small, historically built section of Jacksonville in Duval County, where roughly a quarter of the 255 homes are owner-occupied under homestead — a signal of a market where renovation status and use vary house to house.
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 Cummings. Swipe to explore the community.
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Cummings
CummingsPhotos from realMLS listings in Cummings; content deemed reliable but not guaranteed.
Who Cummings is best for.
Best for
- Buyers seeking a compact, early-20th-century home with character and willing to inspect closely
- Renovation-minded buyers with a budget line set aside for updating older systems
- Investors comfortable underwriting a market with meaningful non-owner-occupied inventory
Probably not for
- Buyers who need turnkey, newer construction with modern systems out of the box
- Anyone wanting a large-footprint home, given the roughly 1,334-square-foot median
- Buyers who need tight, easily comparable pricing rather than a wide, condition-driven spread
The market around Cummings
Cummings is too small for its own price trend, so here is the market around it.
In ZIP 32206, 135 homes are on the market and 23% are under contract — a steady corner of Jacksonville.
Across Duval County, 3,937 homes are active and 1,726 pending (30% under contract).
ZIP and county figures describe the wider market, not Cummings specifically. Momentum Research analysis of MLS records.
Recent Developments in Cummings
Development, infrastructure, retail, and school activity affecting Cummings, 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 site is about 3 miles northwest of Cummings.
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 8 miles northeast of Cummings, 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 site is about 10 miles west of Cummings.
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 13 miles south of Cummings.
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 16 miles northeast of Cummings, elsewhere in Duval County.
Source: JAXPORT - April 2026Development
Hillwood seeks to mass-grade an AllianceFlorida site for a possible 1 million-square-foot building
Hillwood asked to mass grade a site at AllianceFlorida at Cecil Commerce Center to prepare for a possible 1 million-square-foot building, a step that typically precedes a large industrial or distribution user committing to the Westside park.
What it may mean for the marketA build-ready million-square-foot pad points to a potential large employer on the Westside, the kind of jobs anchor that can lift demand for nearby housing. The site is about 10 miles west of Cummings.
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 Cummings buying strategy.
If we were buying in Cummings 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 Cummings.
An old-stock market where condition is everything
The defining fact of Cummings is age. A median build year of 1929 and homes dating to 1904 mean early-20th-century construction is the norm, with a handful of newer infill builds running up to 2024. That range matters: two homes a few doors apart can be a century apart in systems, foundations, and finishes. Budget for inspection and expect variation in electrical, plumbing, and roof age.
At a 1,334-square-foot median, these are compact homes rather than sprawling ones. Combine that with a homestead share near 26% and you get a neighborhood with meaningful non-owner-occupied inventory. Buyers should underwrite renovation cost honestly and lean on comparable-condition sales; sellers who have already invested in updates should document them, because in a market this uneven, proof of work is what separates one listing from the next.
The location and the amenities are priced into every listing in Cummings. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market this condition-driven, the median number tells you almost nothing on its own. We read comps the way this neighborhood actually trades — by renovation status, age of systems, and lot specifics — so buyers know what they are really paying for and sellers price against the right comparables instead of a blended average.
Cummings 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 Cummings 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 Cummings sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Cummings, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Cummings home worth?
Get a no-obligation home value based on real comparable sales in Cummings, 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 Cummings on the map →
Should you buy in Cummings?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Cummings with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: August 30, 2026) |
| Under-contract shares | realMLS records, as of 2026-08-30 |
| Historical depth | Closed-sale records back to 2015 (10 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 your area comps.
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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.
Cummings Market Scorecard
Cummings is currently a no active listings market. Limited supply, a median asking price of n/a.
Typical home value in the 32206 ZIP is $131,494, about 29.9% below the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.