Ives & Patterson
Homes for Sale in Fruit Cove, FL
All 13 homes for sale in Fruit Cove, FL · median $514,000 · St. Johns County homes for sale
True comps, carrying-cost math, and listings before the portals.
Over the 12 months ending 2026-09-26, 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.
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 September 24, 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), 686 homes closed in the last 12 months at a median of $309K ($201/sq ft), down 3.4% year over year, with a median 34 days on market. Right now 170 active and 65 pending listings put supply at about 3.9 months — a balanced 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
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.
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 August 2026.
- July 2026Infrastructure
CR 210 widening westbound lanes set to reopen in St. Johns County
News4Jax reported that all westbound lanes of the County Road 210 widening project in St. Johns County were expected to reopen by the end of Friday, July 31, 2026, ahead of the August 10 school year start. The county said it is managing 44 active road projects totaling $183.1 million this year.
What it may mean for the marketExpands roadway capacity on a major county corridor, improving traffic flow and supporting continued growth along the CR 210 area. The project is about 16 miles southeast of Ives Patterson, elsewhere in St. Johns County.
Source: News4Jax - July 2026Retail & Dining
Publix opens and more retailers coming to Marketplace at Nocatee
An official Nocatee business update reported that a Publix supermarket with a pharmacy drive-thru and adjacent Publix Liquors has opened at Marketplace at Nocatee. Additional announced tenants include SoFresh in late summer 2026, a Gate gas station, BODYBAR Pilates, a nail spa and a wine and spirits shop. The Hub at Nocatee entertainment concept is slated for 2028.
What it may mean for the marketExpands grocery, dining and everyday retail capacity at a growing town center, adding anchor and service tenants that build out the commercial base of the area. The project is about 17 miles southeast of Ives Patterson, elsewhere in St. Johns County.
Source: Nocatee - July 2026Development
Six agricultural enclave projects seek to develop 6,500-plus acres in St. Johns County
Jacksonville Today reported that St. Johns County received six proposals totaling more than 6,558 acres for development under a new Florida agricultural enclave law that took effect July 1, 2026. The largest proposal, about 4,462 acres north of Nocatee, comes from the Davis family and the PARC Group. The County Commission scheduled a public hearing on the proposals for August 19, 2026.
What it may mean for the marketSignals a large potential expansion of developable land and future housing and commercial capacity, using a new state process that can convert farmland to residential and commercial use with reduced local review. The project is about 18 miles southeast of Ives Patterson, elsewhere in St. Johns County.
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 - February 2026Retail & Dining
Durbin Park Walmart plans an expansion
The Walmart anchoring Durbin Park filed plans to expand in early 2026, reinforcing the retail core of the Interstate 95 and County Road 210 district in northern St. Johns County.
What it may mean for the marketInvestment in Durbin Park's retail anchor signals continued commercial strength in northern St. Johns County, which can reinforce the appeal of nearby residential areas. 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.
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 →
Frequently Asked Questions
What is the median home price in Ives & Patterson?
How long do homes in Ives & Patterson take to sell?
Who is the best real estate agent for Ives & Patterson?
How do I find a top Fruit Cove real estate agent who knows Ives & Patterson?
Can Momentum Realty connect me with an agent for Ives & Patterson?
Where is Ives & Patterson, and what county is it in?
How far is Ives & Patterson from downtown Jacksonville and the beach?
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 September 24, 2026 |
| Under-contract shares | realMLS records, as of 2026-09-24 |
| 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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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 local comps.
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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.