Ives & Patterson
Homes for Sale in Jacksonville, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of BERKSHIRE HATHAWAY HOMESERVICES FLORIDA NETWORK REALTY · via realMLS
Price here is driven by condition and age more than square footage. With a housing stock that runs from 1887 all the way to 2024 and a median build year of 1980, the median of $665,000 reflects a wide spread of what you can actually buy — a renovated older home and a raw one sitting on the same block can land far apart. Treat the median as a midpoint, not a ceiling, and underwrite each property on its own merits.
The market posture is slow and deliberate. A median of 198 days on market tells you this is not a place where you bid in a panic — sellers hold out, buyers have room to inspect and negotiate. Add a homestead share of about 80 percent and you get a community of long-term owners rather than quick flippers, which reinforces the patient tempo on both sides of the table.
The 60-Second Overview
Ives & Patterson market snapshot (as of August 5, 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.
Ives & Patterson is a community of 593 homes in Jacksonville, Duval County, built between 1887 and 2024 (median 1980.0), with a median living area of about 2,405 square feet. 80% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Ives & Patterson is a 588-home pocket of Jacksonville where the appeal is a genuinely mixed vintage of homes and a slow, condition-driven market. Values are up 209 percent since 2012, but the current pace rewards buyers and sellers who take their time.
The setting & the homes.
Aerial and on-site photos of Ives & Patterson. Swipe to explore the community.
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Ives & Patterson
Ives & Patterson
Ives & Patterson
Ives & Patterson
Ives & Patterson
Ives & PattersonPhotos from realMLS listings in Ives & Patterson; content deemed reliable but not guaranteed.
Who Ives & Patterson is best for.
Best for
- Buyers drawn to older, distinctive homes who will budget for renovation and maintenance
- Patient shoppers who value a slow market's room to inspect and negotiate
- Long-hold owners planning to stay put rather than flip
Probably not for
- Buyers who need a quick close and a fast resale timeline
- Anyone wanting a uniform, predictable subdivision where comps line up cleanly
- Shoppers unwilling to underwrite the upkeep an older home can require
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending August 5 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($665K) IS the median in the snapshot above.
Windows contain 0 to 8 sales each (3 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.
39% of homes for sale in ZIP 32223 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 (2026-08-01).
Ives & Patterson Market Scorecard
Ives & Patterson is currently a balanced market..
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 Ives & Patterson, 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.
Ives & Patterson 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, tiles © CARTO.
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 market that rewards patience
The defining number here is 198 days on market. That is a long runway by any measure, and it changes how you play. Buyers get time to do real diligence — inspections, contractor walk-throughs, and honest math on what an older home needs. Sellers need to price to condition from day one and plan for a listing that sits, not one that clears in a weekend.
The other structural fact is the housing stock itself: a 1887-to-2024 build range around a 1980 median, with a median of about 2,396 living square feet and a median price per foot near $286. That mix means no two comps are truly identical. A modern build and a century-old home priced similarly are two entirely different purchases, and the appreciation since 2012 — up 209 percent — has lifted the whole range without flattening those differences.
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.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Ives & Patterson 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 (5.9). Basis: Long-Term Appreciation +166% since 2012; Owner Commitment 80% owner-occupied; Pricing Power 83.1% sale-to-list. Refreshed with each data update.
Why work with Momentum here
A market this varied in age and this slow to turn is exactly where local read matters. We can tell you whether a given home's price reflects real work already done or work you will inherit, and how to structure an offer — or a listing — around a nearly 200-day pace instead of fighting it. In Ives & Patterson, the win comes from pricing to condition and negotiating with time on your side.
Ives & Patterson 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 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 homes for sale in Ives & Patterson on the map →
Frequently Asked Questions
What is the median home price in Ives & Patterson?
How long do homes in Ives & Patterson take to sell?
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What share of Ives & Patterson is owner-occupied?
When were the homes in Ives & Patterson built?
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Have Ives & Patterson home prices gone up?
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Should you buy in Ives & Patterson?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Ives & Patterson with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: August 5, 2026) |
| Community market stats | realMLS closed sales, 12-month windows ending August 5, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (7 streets, ZIP 32207/32223/32244)) |
| Under-contract shares | realMLS records, as of 2026-08-01 |
| Historical depth | Closed-sale records back to 2001 (70 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 your area comps.
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