Fort Caroline
Homes for Sale in Jacksonville, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo courtesy of ONE REALTY CORP · via realMLS
Homes For Sale Right Now in Fort Caroline
Live MLS inventory for Fort Caroline. 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 · 22 daysTop listing
Active · 136 days
Active · 16 days
Active · 66 days
Active · 39 days
Active · 176 days
Active · 95 days
Active · 5 days
Pending · 39 days
Pending · 41 daysActive and pending Fort Caroline listings as of 2026-11-14, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
Fort Caroline Lakes prices off scarcity and age rather than scale. With only 4 active listings across 1,274 homes and 15 recent closings, the market is thin enough that a single sale can move the median. At $255,000 and $171.83 per square foot, pricing reflects a housing stock with a median build year of 1984 and a wide 1912-2024 age range that mixes early-20th-century construction with recent builds.
The 8.7% year-over-year pullback and 35-day median days on market land the community in a balanced posture at 3.2 months of supply -- not a seller's sprint, not a buyer's overhang. Sellers should price on condition first given the century-plus spread of build years; buyers get room to negotiate but should expect fewer comparable options given the thin active count.
Figures in this note are as of July 14, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Fort Caroline right now
🟢 Buyer-leaning market. 8.7 months of supply and 20% 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 November 14, 2026. Confidence: High (10 active and pending listings, 11 closed sales in 12 months).
🟡 Off the recent peak. The trailing-12-month median ($255K) is down 1.9% from the prior 12 months ($260K) and up 337% since 2012. With about 18 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level realMLS closed sales, 12-month windows ending November 14. Confidence: Medium (11 and 15 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated November 14, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Fort Caroline market snapshot (as of November 14, 2026): the median sale price is about $255K ($171 per sq ft over the trailing 12 months of closed sales), a median 24 days on market for closed sales, and 8.7 months of supply, a buyer-leaning market. The trailing-12-month median is down 2% from the prior 12 months and up 337% since 2012, computed from record-level realMLS closed sales (11 closings in the current window).
Fort Caroline is a community of 191 homes in Jacksonville, Duval County, built between 1985 and 2020 (median 1987), with a median living area of about 1,599 square feet. 59% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Fort Caroline Lakes combines a $255,000 median with a housing stock spanning more than a century of construction, from 1912 through 2024, so shopping here means evaluating each listing's age and condition individually rather than assuming a single era defines the market.
The setting & the homes.
Aerial and on-site photos of Fort Caroline. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Fort CarolinePhotos from realMLS listings in Fort Caroline; content deemed reliable but not guaranteed.
Who Fort Caroline is best for.
Best for
- Buyers focused on value pricing near the $255,000 median rather than move-in-ready condition.
- Buyers comfortable with homes built anywhere from 1912 to 2024, with a typical build year around 1984.
- Buyers who can act without a large pool of active listings to comparison-shop, given just 4 currently on the market.
Probably not for
- Buyers who require newer, uniformly-built construction rather than a wide range of ages.
- Buyers who want on-site or shared community amenities as part of the purchase.
- Buyers who need many active comparables before committing, given only 4 listings currently available.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending November 14 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($255K) IS the median in the snapshot above, and the move from 2025 ($260K) IS the -1.9% one-year change.
Windows contain 9 to 25 sales each (11 in the current window); every figure carries its sample size, and thin markets swing on single closings. Source: Data provided by realMLS. Deemed reliable but not guaranteed.
29% 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 (2026-11-14).
Fort Caroline Market Scorecard
Fort Caroline is currently a buyer-leaning market. About 8.7 months of supply, a median asking price of $272,450, and homes go under contract in about 66 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Housing distress & ownership in Fort Caroline Lakes, Jacksonville
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Source: Data provided by realMLS. Deemed reliable but not guaranteed.
Fort Caroline on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from realMLS. Map data © OpenStreetMap contributors.
How far is everything?
Everyday stops around Fort Caroline are close: the nearest parks is about 5 minutes away.
- Ed Austin Regional Dog Park · Parks5 min
- Publix · Groceries6 min
- Cobblestone Plaza · Shopping6 min
- Starbucks · Coffee10 min
- Wok N Roll · Dining11 min
- Ascension St. Vincent's Emergency Care · Health17 min
Approximate drive times via Mapbox Search + Directions, 2026-07-03. Verify for a specific address.
Schools
- Duval County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Fort Caroline Elementary SchoolFLDOE grade C · Public PreK-5
- Fort Caroline Middle School of the Visual and Performing Arts · Public 6-8
- Terry Parker High SchoolFLDOE grade C · Public 9-12
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 Fort Caroline address.
Recent Developments in Fort Caroline
Development, infrastructure, retail, and school activity affecting Fort Caroline, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated November 2026.
- October 2026Retail & Dining
Hotel, restaurants and retail proposed to replace vacant Neptune Beach Kmart
TriBridge Residential plans Town Center West at the former Kmart, 500 Atlantic Blvd., with a hotel, two restaurants, and office and retail space after demolishing the building. The project is described as a $100 million-plus investment and still needs variances and development plan approval. Design and permitting would take roughly 9 to 12 months once approvals are in hand.
What it may mean for the marketRedeveloping a long-vacant big-box site on Atlantic Boulevard could add dining, lodging and shopping options close to the Beaches' central corridor. The project is about 7 miles southeast of Fort Caroline, elsewhere in Duval County.
Source: Jacksonville Today - October 2026Market
Northeast Florida home sales dip in September as inventory tightens
Closed sales across the six-county Northeast Florida Association of Realtors area fell 7.7% year over year to 1,608, with the median price at $398,566, up 2.8%. Active inventory dropped 18.4% to 6,348 homes. Median prices were $344,000 in Duval, $575,000 in St. Johns, $355,000 in Clay and $496,500 in Nassau.
What it may mean for the marketLower inventory with softer sales volume points to a thinner supply of listings across all four counties, with Clay the only one of the four showing a year-over-year price decline. The site is about 10 miles west of Fort Caroline.
Source: Clay Today - October 2026Development
FSCJ opens large automated semiconductor training lab, a first for Florida
Florida State College at Jacksonville has built a fully automated lab it describes as the first of its kind in Florida for its size. Students train on electrical, robotics, mechatronics, AI inspection and control systems used in chip manufacturing. The college says it aims to help draw semiconductor companies to Northeast Florida and prepare workers for local manufacturers.
What it may mean for the marketA regional technical-training pipeline can support recruitment of advanced manufacturers, which would widen the local employment base. The site is about 10 miles west of Fort Caroline.
Source: News4JAX - 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 less than a mile northwest of Fort Caroline.
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 1 mile west of Fort Caroline.
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 1 mile west of Fort Caroline.
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 Fort Caroline buying strategy.
If we were buying in Fort Caroline 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 Fort Caroline.
What Sets the Price Here
Zoom out and the long-term trend stands out: values here are up 362% since 2012, a run that points to sustained demand for this part of Duval County over more than a decade. Roughly two-thirds of homes (66.8%) carry a homestead exemption, meaning owner-occupied filings outweigh non-homestead ownership in this housing stock.
The typical home runs about 1,708 square feet with a median build year of 1984, though the 1912-2024 range means shoppers will find early-20th-century construction alongside recent builds within the same market. Current MLS listings show no community amenities identified, so anyone weighing lifestyle features should verify directly against a specific listing rather than assume shared infrastructure.
The location and the amenities are priced into every listing in Fort Caroline. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Fort Caroline buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 5 factors (5.8). Basis: Long-Term Appreciation +337% since 2012; Recent Direction -1.9% year-over-year; Liquidity & Demand 8.7 months of supply; Owner Commitment 59% owner-occupied; Pricing Power 94.8% sale-to-list. Refreshed with each data update.
Why work with Momentum here
With only 4 active listings and 15 recent closings, pricing a home correctly in Fort Caroline Lakes takes listing-by-listing comparables rather than a single market-wide number -- our hand-prepared valuation approach accounts for the 1912-2024 age spread and condition variance that a broad median can't capture on its own.
Fort Caroline in 15 seconds.
HOA, CDD & Fees
- Has a CDD assessment
- HOA dues in listing data look inconsistent (~$250/year entered). Confirm current dues with the association
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Flood & Insurance Context
Of 19 sampled listing addresses in this community: 84% outside the FEMA Special Flood Hazard Area (Zone X/B/C); 16% in an A-series Special Flood Hazard Area zone.
Address-sampled; individual parcels vary - verify any specific address at msc.fema.gov. Check any address at FEMA's Flood Map Service Center, and see average home-insurance costs by Florida county.
Source: FEMA National Flood Hazard Layer, address-level lookups (n=19) · as of 2026-11
Tools for a Fort Caroline 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 Fort Caroline sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Fort Caroline, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Fort Caroline home worth?
Get a no-obligation home value based on real comparable sales in Fort Caroline, 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 Fort Caroline on the map →
Ask an agent about Fort Caroline
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Fort Caroline will answer, and the answer is published on this page for the next buyer.
Frequently Asked Questions
What is the median home price in Fort Caroline?
How long do homes in Fort Caroline take to sell?
Is Fort Caroline a buyer's or seller's market right now?
How many homes are in Fort Caroline?
What share of Fort Caroline is owner-occupied?
When were the homes in Fort Caroline built?
Have Fort Caroline home prices gone up?
What schools serve Fort Caroline?
Who is the best real estate agent for Fort Caroline?
How do I find a top Jacksonville real estate agent who knows Fort Caroline?
Can Momentum Realty connect me with an agent for Fort Caroline?
Should you buy in Fort Caroline?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Fort Caroline with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: November 14, 2026) |
| Community market stats | realMLS closed sales, 12-month windows ending November 14, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (3 streets, ZIP 32225/32277)) |
| Under-contract shares | realMLS records, as of 2026-11-14 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2011 (281 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 listings in Northeast Florida sold at 99.1% of final list price vs. 98.6% for the market, in a median 31 days vs. 41 (realMLS, 12 months to Nov 2026). A Momentum agent can price yours against live local comps.
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See how Fort Caroline Lakes fits the bigger picture — live prices, inventory, and Momentum Scores: