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.
Figures in this note are as of July 12, 2026. The live market numbers elsewhere on this page update nightly and are newer.
The 60-Second Overview
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.
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.
The setting & the homes.
Aerial and on-site photos of Ives & Patterson. Swipe to explore the community.
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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
The market around Ives & Patterson
Ives & Patterson is too small for its own price trend, so here is the market around it.
In ZIP 32223, 121 homes are on the market and 35% are under contract — a fast-moving corner of Jacksonville.
Across Duval County, 4,404 homes are active and 1,546 pending (26% under contract).
ZIP and county figures describe the wider market, not Ives & Patterson specifically. Momentum Research analysis of MLS records.
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.
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.
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.
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.
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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.
Frequently Asked Questions
How many homes are in Ives & Patterson?
What share of Ives & Patterson is owner-occupied?
When were the homes in Ives & Patterson built?
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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: October 18, 2026) |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (4 streets, ZIP 32207/32223/32244)) |
| Under-contract shares | realMLS records, as of 2026-10-18 |
| 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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