James Island
Condos for Sale in Jacksonville, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Homes For Sale Right Now in James Island
Live MLS inventory for James Island. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active · 26 daysTop listing
Active · 141 days
Active · 147 days
Active · 6 days
Active · 6 days
Active · 70 days
Active · 287 days
Active · 32 days
Active · 208 days
Active · 113 days
Active · 61 days
Active · 1 days
Active · 68 days
Active · 51 daysActive and pending James Island listings as of 2026-10-23, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
Median resale price here sits at $205,000, down 10.5% from a year ago after a run that has still left values up 116% since 2012 — this reads as a correction inside a longer uptrend, not a reversal of it. Price per square foot is $166.52, and the typical listing spends 57 days on market before going under contract, both consistent with the balanced market label this community carries right now.
With only 10 active listings against 368 homes in the community and 37 closings in the trailing window, supply is thin even though the pace — 3.2 months of supply — is not urgent. That combination favors patient buyers who can wait for the right unit rather than compete for it, and it means sellers should price to the recent trend rather than to last year's numbers: a 57-day median and a negative year-over-year print are not a market that rewards ambitious asking prices.
Figures in this note are as of July 14, 2026. The live market numbers elsewhere on this page update nightly and are newer.
James Island right now
🟢 Buyer-leaning market. 14.0 months of supply and 12% of the inventory already under contract give buyers above-average negotiating leverage.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of realMLS records, as of October 23, 2026. Confidence: Very High (16 active and pending listings, 33 closed sales in 12 months).
🟡 Off the recent peak. The trailing-12-month median ($210K) is down 7.9% from the prior 12 months ($228K) and up 110% since 2012.Momentum Research, record-level realMLS closed sales, 12-month windows ending October 23. Confidence: Very High (33 and 33 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 23, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
James Island market snapshot (as of October 23, 2026): the median sale price is about $210K ($172 per sq ft over the trailing 12 months of closed sales), a median 52 days on market for closed sales, and 14.0 months of supply, a buyer-leaning market. The trailing-12-month median is down 8% from the prior 12 months and up 110% since 2012, computed from record-level realMLS closed sales (33 closings in the current window).
Reserve At James Island Lc is a gated community in Jacksonville's Duval County with homes built between 1999 and 2022 (median build year 2001) and a median living area of 3,386 square feet, set behind a full recreational amenity package rather than a stripped-down HOA.
The setting & the homes.
Aerial and on-site photos of James Island. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
James Island
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James IslandJames IslandPhotos from realMLS listings in James Island; content deemed reliable but not guaranteed.
Who James Island is best for.
Best for
- Buyers wanting a larger home (median 3,386 sq ft) with full-service gated amenities who can wait through a typical 57-day market.
- Move-up buyers comfortable at a $205,000 median price point who plan to hold long-term rather than flip.
- Buyers who value on-site security, fitness, tennis, and pool amenities bundled into one gated address.
Probably not for
- Buyers who need to close in a hurry — inventory is thin (10 active listings) and days on market run 57.
- Investors expecting fast turnover — the 86.1% homestead share points to an owner-occupancy-heavy resale pattern rather than frequent flips.
- Buyers assuming last year's pricing — the median is down 10.5% year-over-year from where recent comparables might suggest.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending October 23 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($210K) IS the median in the snapshot above, and the move from 2025 ($228K) IS the -7.9% one-year change.
Windows contain 32 to 70 sales each (33 in the current window); every figure carries its sample size. Source: Data provided by realMLS. Deemed reliable but not guaranteed.
24% of homes for sale in ZIP 32256 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 (2026-10-20).
James Island Market Scorecard
James Island is currently a buyer-leaning market. About 14.0 months of supply, a median asking price of $204,950, and homes go under contract in about 68 days.
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.
James Island 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 contributors.
Life at James Island
- Basketball Court · reported on 20 of 22 listings
- Clubhouse · reported on 20 of 22 listings
- Pool · reported on 20 of 22 listings
- Gated · reported on 19 of 22 listings
- Fitness Center · reported on 15 of 22 listings
- Security Gate · reported on 12 of 22 listings
- Maintenance Grounds · reported on 9 of 22 listings
- Tennis Court(s) · reported on 8 of 22 listings
- Car Wash Area · reported on 7 of 22 listings
- Playground · reported on 7 of 22 listings
- Children's Pool · reported on 7 of 22 listings
- 24 Hour Security · reported on 6 of 22 listings
Community amenities as reported across realMLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
How far is everything?
Everyday stops around James Island are close: the nearest health is about 5 minutes away.
- Pediatrico yoniel · Health5 min
- Maggiano's Little Italy · Dining7 min
- Veronica Lake INC · Shopping7 min
- St. Johns Town Center Park Green · Parks7 min
- Starbucks · Coffee7 min
- Publix · Groceries8 min
Approximate drive times via Mapbox Search + Directions, 2026-07-03. Verify for a specific address.
Schools
- Duval County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Twin Lakes Academy ElementaryFLDOE grade C · Public K-5
- Twin Lakes Academy MiddleFLDOE grade B · Public 6-8
- Atlantic Coast High SchoolFLDOE grade A · Public 9-12
Grades are official Florida Department of Education school grades for 2025-26. Assignments are reported as of the 2025-26 year and can change; always confirm with Duval County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any James Island address.
Recent Developments in James Island
Development, infrastructure, retail, and school activity affecting James Island, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- October 2026Market
St. Johns County denies 4,462-acre Palm Valley farmland housing application under new state enclave law
Commissioners denied 3-2 on Sept. 15 the 4,462-acre Palm Valley application near Nocatee under the state agricultural enclave law, and the county plans to fight it in court. Another proposal of nearly 1,200 acres and about 15,000 homes south of St. Augustine was approved in August, then denied 3-2 on Sept. 28. St. Johns County has received 16 applications under the law.
What it may mean for the marketThe outcome of these applications will shape how much new housing supply can be added on rural land in the county. The site is about 9 miles southeast of James Island.
Source: Jacksonville Today - 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 project is about 6 miles west of James Island, elsewhere in Duval County.
Source: Hoodline - 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 site is about 8 miles south of James Island.
Source: Jacksonville Today - September 2026Infrastructure
JEA advances about $690 million in infrastructure projects including Fulton Cut transmission line raise near JAXPORT
JEA is moving forward with three water reclamation projects (Blacks Ford in northwest St. Johns County, over $220 million; near Jacksonville International Airport, about $193 million; East Arlington, just under $165 million) and the $117 million Fulton Cut transmission line clearance over the St. Johns River near Blount Island. Fulton Cut, shared with JAXPORT and the city, is expected to finish in summer 2027 and all four projects by 2030.
What it may mean for the marketRaised power lines support larger ship access to port terminals, and new reclamation capacity supports growth in surrounding areas. The site is about 11 miles north of James Island.
Source: News4JAX - 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 18 miles southwest of James Island.
Source: Jax Daily Record - 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 11 miles north of James Island.
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 James Island buying strategy.
If we were buying in James Island 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.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
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 James Island.
Behind the gate: what the numbers show
The median price of $205,000 and per-square-foot figure of $166.52 sit against a median living area of 3,386 square feet — worth checking condition and updates on any specific listing rather than assuming the per-square-foot math carries through evenly across the community. Homestead exemptions are filed on about 86.1% of homes, an ownership pattern weighted toward long-term occupancy over investor turnover, consistent with the thin 10-listing active inventory against 368 total homes and 3.2 months of supply.
Construction spans 1999 to 2022 with a median build year of 2001, so the gate mixes original-era homes with newer infill — worth confirming build year on any specific address rather than assuming the community median applies. The amenity package is full for a gated community: clubhouse, pool and a separate children's pool, fitness center, tennis and basketball courts, a playground, car wash area, 24-hour security, and on-site management, with trash included in dues. Verify current amenities and gate access directly with the HOA, as MLS-reported amenity lists can lag reality.
The location and the amenities are priced into every listing in James Island. 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 James Island 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 5 factors (5.2). Basis: Long-Term Appreciation +110% since 2012; Recent Direction -7.9% year-over-year; Liquidity & Demand 14.0 months of supply; Owner Commitment 86% owner-occupied; Pricing Power 93.7% sale-to-list. Refreshed with each data update.
Why work with Momentum here
Only 10 homes are active against 368 in the community — a sample too thin for a generic number to mean much. Momentum builds its read from actual closed comparables inside the gate, the -10.5% year-over-year trend, and the 57-day pace, and prepares that read by hand rather than publishing an automated estimate.
James Island in 15 seconds.
HOA, CDD & Fees
- Has a CDD assessment
- HOA reported ~$474/month
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Flood & Insurance Context
Of 22 sampled listing addresses in this community: 100% outside the FEMA Special Flood Hazard Area (Zone X/B/C).
Address-sampled; individual parcels vary - verify any specific address at msc.fema.gov. Check any address at FEMA's Flood Map Service Center, and see average home-insurance costs by Florida county.
Source: FEMA National Flood Hazard Layer, address-level lookups (n=22) · as of 2026-10
Tools for a James Island 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 James Island sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in James Island, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your James Island home worth?
Get a no-obligation home value based on real comparable sales in James Island, 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 James Island on the map →
Frequently Asked Questions
What is the median home price in James Island?
How long do homes in James Island take to sell?
Is James Island a buyer's or seller's market right now?
What share of James Island is owner-occupied?
Have James Island home prices gone up?
What schools serve James Island?
Who is the best real estate agent for James Island?
How do I find a top Jacksonville real estate agent who knows James Island?
Can Momentum Realty connect me with an agent for James Island?
Should you buy in James Island?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near James Island with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: October 23, 2026) |
| Community market stats | realMLS closed sales, 12-month windows ending October 23, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (2 streets, ZIP 32226/32256)) |
| Under-contract shares | realMLS records, as of 2026-10-20 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2001 (1,300 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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See how Reserve At James Island Lc fits the bigger picture — live prices, inventory, and Momentum Scores: