Lake Mandarin Villas
Homes for Sale in Jacksonville, FL

This is a small, established villa community in Mandarin where the homes are uniform in size and vintage, so the buying decision comes down to condition and updates rather than square footage or lot.

realMLS (Northeast Florida) sales records identify 15 homes in Lake Mandarin Villas that have changed hands since 2006, built between 1982 and 1989 (median 1985), with a median living area of about 1,345 sq ft and a typical 3-bedroom, 2-bath layout. 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.

County records show 4 qualified sales in Lake Mandarin Villas across 2024–2025 (3 in 2024, 1 in 2025), median $285,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.

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.

Lake Mandarin Villas is too small for its own price trend, so here is the market around it.

In ZIP 32223, 119 homes are on the market and 27% are under contract — a steady corner of Jacksonville.

Across Duval County, 3,998 homes are active and 1,482 pending (27% under contract).

In ZIP 32223 (Jacksonville), 628 homes closed in the last 12 months at a median of $370K ($215/sq ft), up 0.2% year over year, with a median 35 days on market. Right now 90 active and 40 pending listings put supply at about 16.2 months — a buyer's market. See the live ZIP 32223 housing market and the Duval County market.

ZIP and county figures describe the wider market, not Lake Mandarin Villas specifically. Momentum Research analysis of MLS records.

When homes are this consistent in age and size, price spread is driven almost entirely by what has been done inside. A villa from the early 1980s with original systems is a different purchase than one with a renovated kitchen, updated HVAC, and a newer roof — even though the two may sit under the same median. Walk both, and budget for the gap between them.

The high homestead share signals stability, but it also thins the supply of listings at any given moment. That works in a seller's favor on a clean, updated unit and asks patience of a buyer with specific requirements. Because the stock dates to the 1982–1995 window, verify roof, HVAC, plumbing, and any HOA reserve items before you commit — deferred maintenance is the risk that a low sticker can hide.

In a community this uniform, our value is telling you which villa is actually a good buy — separating the cosmetically staged from the genuinely updated, and pricing the difference honestly. With limited turnover among these 138 homes, we track what comes up, flag the deferred-maintenance traps, and position sellers who have done the work to stand apart from the dated inventory.

Listings in this community report association dues of about $33 per month ($396 a year) — the median AssociationFee across 23 MLS records, normalised to a monthly figure; most are billed annually. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-10.

Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.