Hickson
Homes for Sale in Jacksonville, FL
True comps, carrying-cost math, and listings before the portals.
As of September 2026, the MLS records 6 closed sales in Hickson in Jacksonville, FL since 2007, the most recent in May 2022. 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).
Hickson is a small Jacksonville pocket in Duval County, and with the limited data on hand the honest read is that price here is driven more by the individual property than by any neighborhood-wide pattern. Condition, lot, and how a given home has been maintained will move a number more than the address alone.
Without a broad set of active comps to lean on, both sides should treat pricing as a case-by-case exercise. Buyers, budget time to actually inspect what you are getting; sellers, expect to justify your asking figure with the condition of the home rather than a rising-tide assumption about the area.
The 60-Second Overview
Hickson is a modestly scaled community within Jacksonville's Duval County market, best approached property-by-property rather than as a single, uniform submarket.
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 Hickson is best for.
Best for
- Buyers who do their homework and want to judge a home on condition and lot rather than a neighborhood pitch
- Owner-occupants planning a longer hold who are not banking on a quick flip
- Buyers comfortable with a smaller Jacksonville pocket and a case-by-case pricing approach
Probably not for
- Buyers who need a large pool of active listings and comps to move confidently
- Short-horizon investors expecting a fast, data-backed resale spread
- Anyone wanting a turnkey guarantee without inspecting the specific property closely
The market around Hickson
Hickson is too small for its own price trend, so here is the market around it.
In ZIP 32207, 196 homes are on the market and 28% 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 Hickson specifically. Momentum Research analysis of MLS records.
Recent Developments in Hickson
Development, infrastructure, retail, and school activity affecting Hickson, 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 9 miles southwest of Hickson, 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 4 miles northwest of Hickson, 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 project is about 16 miles west of Hickson, elsewhere in Duval County.
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 19 miles south of Hickson.
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 9 miles northeast of Hickson, elsewhere in Duval County.
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 9 miles northeast of Hickson.
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 Hickson buying strategy.
If we were buying in Hickson 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 Hickson.
Reading Hickson without the hype
The useful truth about a smaller Jacksonville pocket like this is that the data snapshot is thin, and thin data rewards diligence. A single well-kept home and a tired one on the same street can tell very different price stories, so the work is in the walkthrough, not the headline.
For location, weigh it on its own terms: proximity to the everyday driving Jacksonville runs on, and what sits within a short trip of the home you are considering. Verify what matters to you directly rather than assuming the area speaks with one voice.
The location and the amenities are priced into every listing in Hickson. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a pocket this size, a local read beats a spreadsheet. We will pull the specific comps that actually apply to the home in front of you, tell you plainly when a price is out of step with the condition, and walk away from a deal that does not fit your goals rather than talk you into it.
Hickson 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 Hickson 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 Hickson sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Hickson, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Hickson home worth?
Get a no-obligation home value based on real comparable sales in Hickson, 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 Hickson on the map →
Should you buy in Hickson?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | realMLS records, as of 2026-08-30 |
| Historical depth | Closed-sale records back to 2007 (6 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 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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See how Hickson fits the bigger picture — live prices, inventory, and Momentum Scores:
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.