Deerfield Lakes
Homes for Sale in Atlantic Beach, FL
True comps, carrying-cost math, and listings before the portals.
Deerfield Lakes is a small pocket in Atlantic Beach, and the numbers reflect that: 15 homes, built between 1981 and 2016 with a median year of 1982, and a median living area right around 1,093 square feet. What sets price here is condition and updates, not square footage — most of the inventory is compact and dates to the early 1980s, so a renovated interior or a mechanical overhaul is what separates one closing from another. Expect a wide spread between move-in-ready and dated stock.
With no closings in the current window, there is no fresh comp to anchor a number, which means both sides are pricing off condition and a thin recent history. For a seller, that argues for pricing to your home's actual state and being patient. For a buyer, it means you do the homework on age, systems, and updates rather than leaning on a running sales pace.
Figures in this note are as of July 12, 2026. The live market numbers elsewhere on this page update nightly and are newer.
The 60-Second Overview
This is a small, early-1980s enclave in Atlantic Beach with modestly sized homes — the kind of place where the individual house, not the community average, drives value. A homestead share of about a third means a meaningful slice of the homes are not owner-occupied primary residences.
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.
Who Deerfield Lakes is best for.
Best for
- Buyers targeting an Atlantic Beach location in a smaller, modestly sized home
- Renovation-minded buyers comfortable taking on early-1980s systems and updates
- Investors interested in a compact property given the notable non-homestead share
Probably not for
- Buyers who want substantial square footage or a newer-build layout
- Buyers who rely on a busy sales pace and abundant recent comps for confidence
- Buyers wanting turnkey uniformity rather than case-by-case condition
The market around Deerfield Lakes
Deerfield Lakes is too small for its own price trend, so here is the market around it.
In ZIP 32233, 119 homes are on the market and 21% are under contract — a steady corner of Atlantic Beach.
Across Duval County, 4,473 homes are active and 1,509 pending (25% under contract).
ZIP and county figures describe the wider market, not Deerfield Lakes specifically. Momentum Research analysis of MLS records.
The Deerfield Lakes buying strategy.
If we were buying in Deerfield Lakes 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 Deerfield Lakes.
Small pool, condition-driven pricing
At 15 homes with a median build year of 1982 and a median just under 1,100 square feet, Deerfield Lakes is compact both in count and in floor plan. The build range stretches to 2016, so there is some newer product, but the center of gravity is early-1980s construction. That vintage means roofs, HVAC, plumbing, and electrical age matter more to price than any headline stat — inspect accordingly.
The roughly one-third homestead share tells you a portion of these homes are held as something other than an owner's primary residence. That can add turnover and rental interest, but it also means fewer long-hold owners setting the tone. In a pool this small, one or two listings can move the whole read, so treat any single data point with caution.
The location and the amenities are priced into every listing in Deerfield Lakes. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a 15-home community with no recent closing to anchor value, the analysis is done house by house — vintage, updates, systems, and how a given listing stacks against the little history there is. We price and negotiate off condition rather than a thin comp set, and we will tell you plainly when a specific home's age and updates justify the ask and when they do not.
Deerfield Lakes in 15 seconds.
Tools for a Deerfield Lakes 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 Deerfield Lakes sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Deerfield Lakes, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
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Nearby Communities
Explore more neighborhoods near Deerfield Lakes with Momentum Realty’s local guides.
Data sources & freshness
| Under-contract shares | realMLS records, as of 2026-10-25 |
| Historical depth | Closed-sale records back to 2001 (35 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.
Recent Developments in Deerfield Lakes
Development, infrastructure, retail, and school activity affecting Deerfield Lakes, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- October 2026Retail & Dining
Council committee defers vote on incentives for Downtown Publix at 119 W. Beaver St.
The Finance Committee deferred a $49.65 million incentive package for Gateway Jax's $140.15 million high-rise anchored by a Publix at 119 W. Beaver St. The tower is planned with 259 apartments and about 400 parking spaces. The committee is scheduled to revisit the bill Nov. 4, the day after the Amendment 3 vote.
What it may mean for the marketThe timing of the first full-size grocery store in the Downtown core depends on the incentive vote, affecting nearby retail access. The project is about 15 miles west of Deerfield Lakes, elsewhere in Duval County.
Source: Jacksonville Today - September 2026Infrastructure
JEA advances about $690 million in infrastructure projects including Fulton Cut transmission line raise near JAXPORT
JEA is moving forward with three water reclamation projects (Blacks Ford in northwest St. Johns County, over $220 million; near Jacksonville International Airport, about $193 million; East Arlington, just under $165 million) and the $117 million Fulton Cut transmission line clearance over the St. Johns River near Blount Island. Fulton Cut, shared with JAXPORT and the city, is expected to finish in summer 2027 and all four projects by 2030.
What it may mean for the marketRaised power lines support larger ship access to port terminals, and new reclamation capacity supports growth in surrounding areas. The site is about 6 miles northwest of Deerfield Lakes.
Source: News4JAX - 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 14 miles west of Deerfield Lakes, 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 14 miles west of Deerfield Lakes, elsewhere in Duval County.
Source: News4Jax - 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 site is about 7 miles northwest of Deerfield Lakes.
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 site is about 7 miles northwest of Deerfield Lakes.
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.
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