Hickory Lakes
Homes for Sale in Jacksonville, FL
True comps, carrying-cost math, and listings before the portals.
Hickory Lakes is a small, single-era subdivision of 142 homes built between 1992 and 1999, with a median build year of 1996. That narrow construction window means most of the housing stock shares a similar age and general floor-plan era - median living space here runs 2,052 square feet, putting this squarely in mid-size single-family territory rather than starter or estate-scale product.
Supply and demand currently favor buyers: with only 2 active listings against a trailing 2-month closings window, months of supply works out to 12.0 - a slow, thin market where a single listing entering or leaving inventory moves the picture materially. For sellers, that argues for careful, comparable-driven pricing rather than testing the market; for buyers, it means less competition on any one listing, but also fewer comparables to lean on, so verifying condition and value case-by-case matters more than usual here.
Hickory Lakes right now
🟢 Buyer-leaning market. 8.0 months of supply and 0% 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 Stellar MLS records, as of August 21, 2026. Confidence: Low (2 active and pending listings, 3 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated August 21, 2026 · Live data: Stellar MLS, distributed by MLS GRID, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Hickory Lakes market snapshot (as of August 21, 2026): the median sale price is about $415K ($213 per sq ft over the trailing 12 months of closed sales), a median 49 days on market for closed sales, and 8.0 months of supply, a buyer-leaning market.
Hickory Lakes is a compact, late-1990s-built subdivision in Jacksonville's Hillsborough County, with 142 homes and roughly 78% carrying a homestead exemption - and, as of the current MLS snapshot, a thin, buyer-leaning resale market with very limited active inventory.
The setting & the homes.
Aerial and on-site photos of Hickory Lakes. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Hickory LakesPhotos from Stellar MLS listings in Hickory Lakes; content deemed reliable but not guaranteed.
Who Hickory Lakes is best for.
Best for
- Buyers who want a single-family home in the roughly 2,000-square-foot range and are comfortable evaluating an individual 1990s-built home on its own merits.
- Sellers prepared to price carefully in a slow-moving market rather than expecting a bidding war.
- Buyers who prioritize an established, fixed-size community over new construction or a large pool of listings to compare.
Probably not for
- Buyers who want multiple active listings to compare side-by-side before deciding - inventory here is currently very limited.
- Buyers seeking documented community amenities as a deciding factor - none are identified in current MLS listings.
- Sellers expecting a fast sale driven by high buyer competition, given the current buyer-leaning months-supply read.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending August 21 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($415K) IS the median in the snapshot above.
Windows contain 1 to 11 sales each (3 in the current window); every figure carries its sample size, and thin markets swing on single closings. Source: Listings courtesy of Stellar MLS as distributed by MLS GRID. Deemed reliable but not guaranteed.
Hickory Lakes Market Scorecard
Hickory Lakes is currently a strong buyer's market. About 12.0 months of supply, a median asking price of $400,000, and homes go under contract in about 40 days.
Typical home value in the 32225 ZIP is $379,460, about 13.2% 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.
Housing distress & ownership in Hickory 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: Listings courtesy of Stellar MLS as distributed by MLS GRID. Deemed reliable but not guaranteed.
Homes For Sale Right Now in Hickory Lakes
Live MLS inventory for Hickory Lakes. 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 and pending Hickory Lakes listings as of 2026-08-21, priced high to low. Source: Listings courtesy of Stellar MLS as distributed by MLS GRID. Tap any home to ask about it.
Hickory Lakes on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from Stellar MLS. Map data © OpenStreetMap, tiles © CARTO.
Life at Hickory Lakes
- Secured Garage/Parking · reported on 1 of 2 listings
- Deed Restrictions · reported on 1 of 2 listings
Community amenities as reported across Stellar MLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
Schools
- Hillsborough County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Limona Elementary SchoolFLDOE grade B · Elementary
- McLane Middle School · Middle
- Brandon High SchoolFLDOE grade C · High
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 Hillsborough County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Hickory Lakes address.
Recent Developments in Hickory Lakes
Development, infrastructure, retail, and school activity affecting Hickory Lakes, 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 18 miles west of Hickory Lakes, elsewhere in Hillsborough 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 11 miles west of Hickory Lakes, elsewhere in Hillsborough 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 25 miles west of Hickory Lakes, elsewhere in Hillsborough County.
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 site is about 5 miles northwest of Hickory Lakes.
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 project is about 25 miles west of Hickory Lakes, elsewhere in Hillsborough County.
Source: Jax Daily Record - 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 5 miles northwest of Hickory 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.
The Hickory Lakes buying strategy.
If we were buying in Hickory 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.
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 Hickory Lakes.
A Small, Aging Pool With Thin Inventory
With just 142 homes total and a construction window bounded by 1992 and 1999, Hickory Lakes is not a large or continually-building community - it's a fixed, mature stock. A median build year of 1996 puts most homes at roughly three decades old, which for buyers means factoring the usual mid-life system replacements (roofs, HVAC, water heaters) into any offer, since the data available doesn't break out per-home condition or renovation history.
The ownership picture also stands out: about 78% of homes in the community carry a homestead exemption, which points to a market weighted toward owner-occupied resale rather than frequent investor turnover - worth knowing when gauging how often inventory here actually turns over. On the amenity side, current MLS listings do not identify any community-specific amenities, so buyers should confirm directly with HOA documentation or the listing agent rather than assume a particular amenity set.
The location and the amenities are priced into every listing in Hickory Lakes. 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 Hickory Lakes 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 3 factors (7.0). Basis: Long-Term Appreciation +170% since 2012; Liquidity & Demand 8.0 months of supply; Pricing Power 98.8% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a market this thin - 2 active listings and a 12.0-months-supply read - the data available publicly only goes so far. Momentum pulls directly from the realmls feed to track how few comparables exist in real time, so pricing conversations here are grounded in what's actually active and closed rather than a broad citywide average, and any claim about amenities or condition gets verified rather than assumed.
Hickory Lakes in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA. Confirm current dues
- 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 Hickory 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 Hickory Lakes sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Hickory Lakes, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Hickory Lakes home worth?
Get a no-obligation home value based on real comparable sales in Hickory Lakes, 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 Hickory Lakes on the map →
Frequently Asked Questions
What is the median home price in Hickory Lakes?
How long do homes in Hickory Lakes take to sell?
Is Hickory Lakes a buyer's or seller's market right now?
Have Hickory Lakes home prices gone up?
What schools serve Hickory Lakes?
Who is the best real estate agent for Hickory Lakes?
How do I find a top Jacksonville real estate agent who knows Hickory Lakes?
Can Momentum Realty connect me with an agent for Hickory Lakes?
Should you buy in Hickory Lakes?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Hickory Lakes with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: August 21, 2026) |
| Community market stats | Stellar MLS closed sales, 12-month windows ending August 21, 2026 |
| Under-contract shares | Stellar MLS records, as of 2026-08-18 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2001 (162 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 Stellar MLS 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?
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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 Stellar MLS member average and 8 days faster, and we’ll price yours against live your area comps.
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