Ives & Patterson
Homes for Sale in Fruit Cove, FL
All 8 homes for sale in Fruit Cove, FL · median $486,500 · St. Johns County homes for sale
True comps, carrying-cost math, and listings before the portals.
Over the 12 months ending 2026-10-10, 3 recorded sales closed at a median of $665,000, $286 per square foot, a median 198 days on market. At the median price and St. Johns County's FY2025-26 rate of 13.47 mills, annual property tax runs about $8,960 ($8,440 with the full homestead exemption).
Ives & Patterson is a small pocket in Fruit Cove, and with no median price or active inventory surfacing in the current MLS feed, this is a quiet corner of the St. Johns County market rather than one with a steady drumbeat of turnover. When listings are this thin, price gets set home by home — condition, lot, and updates carry more weight than any neighborhood average, because there isn't a deep comp set to lean on.
For a buyer, that means patience and a willingness to act when the right home appears, since you may not get a second one to compare against for a while. For a seller, it cuts both ways: scarcity can work in your favor, but with no visible recent activity, pricing has to be built from the property itself and the broader Fruit Cove market, not from a stack of local sales.
Figures in this note are as of July 18, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Nearby homes for sale
No active listings inside Ives & Patterson right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
Ives & Patterson market snapshot (as of October 10, 2026): the median sale price is about $665K ($286 per sq ft over the trailing 12 months of closed sales), and a median 198 days on market for closed sales.
In ZIP 32207 (Fruit Cove), 558 homes closed in the last 12 months at a median of $320K ($187/sq ft), down 0.2% year over year, with a median 30 days on market. Right now 138 active and 51 pending listings put supply at about 13.9 months — a buyer's market. See the live ZIP 32207 housing market and the Duval County market.
realMLS (Northeast Florida) sales records identify 34 homes in Ives & Patterson that have changed hands since 2001, built between 1955 and 2015 (median 1983), with a median living area of about 3,206 sq ft and a typical 4-bedroom, 3-bath layout; 100% are single-family homes. Source: realMLS (Northeast Florida) closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
This is a small Fruit Cove enclave in St. Johns County with no community amenities identified from current MLS listings, which puts the focus squarely on the individual homes and the wider location rather than shared facilities.
Who Ives & Patterson is best for.
Best for
- Patient buyers targeting Fruit Cove specifically who can wait for the right listing
- Buyers who judge value on a home's condition and lot rather than a community amenity package
- Sellers who understand pricing will be built from the property and the wider market, not a stack of local comps
Probably not for
- Buyers who need to close quickly and want options to compare side by side
- Buyers looking for pools, trails, or other shared community amenities
- Anyone who wants a clear, well-established local price benchmark before committing
The Ives & Patterson buying strategy.
If we were buying in Ives & Patterson 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 Ives & Patterson.
A thin-inventory corner of Fruit Cove
The defining fact about Ives & Patterson right now is what isn't in the feed: no active price signal, no shared amenities on record. That's not a knock — plenty of desirable pockets simply trade rarely — but it changes how you approach it. You're buying into Fruit Cove and St. Johns County first, and this specific address second.
Because there's no amenity package to price around, value here comes from the home and the setting. Judge each property on its own condition and lot, and use the surrounding Fruit Cove market as your reference point rather than expecting a tidy internal comp.
The location and the amenities are priced into every listing in Ives & Patterson. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a low-turnover pocket like this, the value we add is legwork: watching for listings before they hit wide, pricing off the broader Fruit Cove market when local comps are scarce, and telling you plainly when a home is right — or when to keep waiting. We'd rather you buy the correct property than the only one available this month.
Ives & Patterson 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 Ives & Patterson 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 Ives & Patterson sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Ives & Patterson, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Ives & Patterson home worth?
Get a no-obligation home value based on real comparable sales in Ives & Patterson, 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 all homes for sale in Fruit Cove →
Housing distress & ownership in Ives & Patterson, Fruit Cove
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.
More Fruit Cove home searches
Email me new listings in Ives & Patterson
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about Ives & Patterson
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Ives & Patterson will answer, and the answer is published on this page for the next buyer.
Recent Developments in Ives Patterson
Development, infrastructure, retail, and school activity affecting Ives Patterson, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- October 2026Schools
Loretto Elementary breaks ground on $12.3 million classroom addition
The addition will replace 13 portable classrooms and two aging pod buildings with 15 classrooms, a music room and a teacher planning room, and will expand the parent drop-off loop. The school enrolls 875 students for 2026-27. Funding comes from the voter-approved half-cent sales tax, with opening expected in 2028.
What it may mean for the marketExpanded permanent capacity and a longer drop-off loop affect school-area traffic and classroom availability in the Mandarin area. The site is about 3 miles east of Ives Patterson.
Source: Hoodline - September 2026Infrastructure
County Road 220 widening and Little Black Creek bridge replacement open to traffic in Clay County
The project finished ahead of schedule, with a new four-lane bridge over Little Black Creek replacing a 1947 structure. Phase 1 began in December 2024 with intersection improvements at Rideout Ferry Road, and Phase 2 began in January 2025. Officials say it should ease traffic along the corridor.
What it may mean for the marketA four-lane CR 220 corridor improves commute capacity for Fleming Island and Middleburg area drivers. The site is about 10 miles southwest of Ives Patterson.
Source: News4JAX - September 2026Development
UF Health Durbin Park 99-bed hospital opens in northern St. Johns County; Baptist Silverleaf adds emergency department
UF Health Durbin Park, a 99-bed hospital with a 24-hour emergency department on 42.5 acres, held its ribbon-cutting and opens the following week. Baptist Health's Silverleaf campus, about 10 miles south, is adding an emergency department, and AdventHealth and Acadia Health have also opened facilities near I-95. The county's population has grown more than 25% since 2020.
What it may mean for the marketNew hospital and emergency capacity shortens drive times to emergency care and adds healthcare jobs in northern St. Johns County. The project is about 12 miles southeast of Ives Patterson, elsewhere in St. Johns County.
Source: Jacksonville Today - September 2026Development
Downtown review board approves concept for first new University of Florida graduate campus building in LaVilla
The Downtown Development Review Board voted 7-0 on Sept. 10 for a six to eight story, roughly 185,000 square foot academic building on a 2.34-acre site bounded by West Bay, Forsyth and North Lee streets. It is the first new building in a multiphase UF graduate and semiconductor institute campus estimated at $345 million. UF hopes to break ground in December, pending final design review and permitting.
What it may mean for the marketA large graduate campus adds education and technology jobs and daytime foot traffic to the western Downtown core. The site is about 8 miles north of Ives Patterson.
Source: Jacksonville Today - 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 Ives Patterson.
Source: Jax Daily Record - May 2026Retail & Dining
Grocery-anchored retail center proposed in Durbin Park
A grocery-anchored retail center was proposed at Durbin Park, the large mixed-use development near Interstate 95 and County Road 210 in northern St. Johns County, adding to the district's existing stores, restaurants, and Walmart-anchored core.
What it may mean for the marketAdded grocery and retail at Durbin Park deepens everyday conveniences in northern St. Johns County, an amenity factor that can support demand for surrounding communities. The project is about 12 miles southeast of Ives Patterson, elsewhere in St. Johns County.
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.
Frequently Asked Questions
What is the median home price in Ives & Patterson?
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Should you buy in Ives & Patterson?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | realMLS closed sales, 12-month windows ending October 10, 2026 |
| Under-contract shares | realMLS records, as of 2026-10-10 |
| Historical depth | Closed-sale records back to 2025 (3 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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Schools serving nearby communities
We do not have a confirmed school assignment for Ives & Patterson. These are the public schools most often assigned to other communities in ZIP 32207 / 32223; zones change and vary by address, so confirm with the district before you buy.
- Mandarin Middle School · middle (assigned to 39 nearby communities)
- Mandarin High School · high (assigned to 39 nearby communities)
- Loretto Elementary School · PreK-5 (Duval, magnet technology) (assigned to 28 nearby communities)
- Hendricks Avenue Elementary School · PreK-5 (assigned to 16 nearby communities)
- Alfred I. duPont Middle School · 6-8 (assigned to 13 nearby communities)
Assignments from district data for neighboring communities; grades are official Florida Department of Education school grades (2025-26).
Nearby Communities
Explore more neighborhoods near Ives & Patterson with Momentum Realty’s local guides.