James Plummer Grant
Homes for Sale in Jacksonville, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of WATSON REALTY CORP · via realMLS
Price here is driven by condition and vintage, not a uniform product. With a median year built of 1978 and a housing stock that stretches from 1926 all the way to 2024, what you pay tracks closely to how much work a given home needs. The median sits at $370,000 and around $217 per square foot, on a median footprint just over 2,000 square feet, but the spread is wide because you are comparing near-century-old structures against recent builds on the same map.
The current posture favors patience on both sides. A median of 140 days on market is long, which tells sellers to price to condition and expect a slower cadence, and tells buyers there is room to inspect carefully and negotiate rather than rush. With roughly 80% of homes carrying a homestead exemption, most inventory is owner-occupied and comes to market by choice, not churn, which reinforces the deliberate pace.
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
James Plummer Grant is an older, established Jacksonville pocket in Duval County where a long build history and a high owner-occupied share produce steady, condition-driven pricing rather than fast-moving speculation.
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 James Plummer Grant. Swipe to explore the community.
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James Plummer Grant
James Plummer Grant
James Plummer Grant
James Plummer Grant
James Plummer Grant
James Plummer GrantPhotos from realMLS listings in James Plummer Grant; content deemed reliable but not guaranteed.
Who James Plummer Grant is best for.
Best for
- Buyers who want an established, owner-occupied setting and are willing to vet older construction
- Renovation-minded buyers targeting an older home to update over time
- Sellers willing to prep and price to condition rather than chase a fast close
Probably not for
- Buyers needing to close fast on a tight timeline
- Those wanting new-construction uniformity and predictable finishes
- Sellers expecting a quick sale without addressing condition
The market around James Plummer Grant
James Plummer Grant is too small for its own price trend, so here is the market around it.
In ZIP 32223, 120 homes are on the market and 37% are under contract — a fast-moving corner of Jacksonville.
Across Duval County, 4,391 homes are active and 1,538 pending (26% under contract).
ZIP and county figures describe the wider market, not James Plummer Grant specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in James Plummer Grant, 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 James Plummer Grant buying strategy.
If we were buying in James Plummer Grant 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 James Plummer Grant.
A condition-driven market with a long clock
The defining feature here is age variance. A median year built of 1978 across 514 homes, with the oldest dating to 1926 and the newest to 2024, means two houses a block apart can be very different assets. Renovation status, systems, and structure do more to explain price than location alone, so the median of $370,000 is a midpoint over a genuinely broad range, not a typical sticker.
The 140-day median on market is the number to respect. This is not a place where mispriced listings get bailed out by urgency. Sellers who prep, document condition, and price honestly transact; those who chase a number sit. For buyers, the long clock is leverage — time to do real diligence on older systems and to write a considered offer at or near $370,000 depending on the specific home.
The location and the amenities are priced into every listing in James Plummer Grant. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market this condition-sensitive, the right comp is everything — a 1926 structure and a 2024 build are not the same trade, even at similar square footage. We price to the actual house in front of us, read the 140-day pace realistically, and help buyers use that pace as negotiating room and sellers avoid the slow bleed of an optimistic list price.
James Plummer Grant in 15 seconds.
Tools for a James Plummer Grant 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 Plummer Grant sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in James Plummer Grant, 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 Plummer Grant home worth?
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Recent Developments in James Plummer Grant
Development, infrastructure, retail, and school activity affecting James Plummer Grant, 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 11 miles east of James Plummer Grant.
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 northwest of James Plummer Grant, 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 5 miles east of James Plummer Grant.
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 11 miles southwest of James Plummer Grant.
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 site is about 5 miles southeast of James Plummer Grant.
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 site is about 5 miles southeast of James Plummer Grant.
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
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Nearby Communities
Explore more neighborhoods near James Plummer Grant with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: October 21, 2026) |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (4 streets, ZIP 32223/32258)) |
| Under-contract shares | realMLS records, as of 2026-10-20 |
| Historical depth | Closed-sale records back to 2001 (60 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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