Lakes @ Westland
Homes for Sale in Jacksonville, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of EXIT INSPIRED REAL ESTATE · via realMLS
Lakes @ Westland is an established Westside Jacksonville subdivision of 315 homes, built out between 1968 and 2005, with a median build year of 2002 and a median living area of 2,135 square feet. That long build window means the housing stock ranges from older resale product to more recently finished construction, so renovation and update level tend to move value here more than any single build era does.
Market activity right now is thin: zero active listings and only one closing in the window we track. This is not a community where you shop several comps side by side — it's one where a buyer needs an agent watching inventory daily so nothing gets missed the moment it lists, and where a seller faces very little competing supply to price against.
The setting & the homes.
Aerial and on-site photos of Lakes @ Westland. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Lakes @ Westland
Lakes @ Westland
Lakes @ Westland
Lakes @ Westland
Lakes @ Westland
Lakes @ WestlandPhotos from realMLS listings in Lakes @ Westland; content deemed reliable but not guaranteed.
Who Lakes @ Westland is best for.
Best for
- Buyers targeting a 315-home Westside Jacksonville subdivision with a clubhouse, pool, and playground already built out
- Buyers comfortable with a mixed 1968-2005 build range who are prioritizing living space near the 2,135 sq ft median
- Buyers who can be patient and want an agent actively watching for a listing rather than browsing an existing inventory
Probably not for
- Buyers who want to compare multiple active listings side by side before deciding — there are none on the market right now
- Buyers working against a hard closing deadline who can't wait for a listing to surface
- Investors seeking a rental-heavy pocket — the 70.2% homestead share points to mostly owner-occupied homes
The market around Lakes @ Westland
Lakes @ Westland is a small community — 48 recorded sales on file, most recently in 2026 — too few for its own price trend. Here is the market around it.
In ZIP 32244, 215 homes are on the market and 35% are under contract — a fast-moving corner of Jacksonville.
Across Duval County, 2,814 homes are active and 1,188 pending (30% under contract).
The housing mix here is 98% single family residence, 2% townhouse.
ZIP and county figures describe the wider market, not Lakes @ Westland specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Lakes @ Westland
Live MLS inventory for Lakes @ Westland. 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 and pending Lakes @ Westland listings as of 2026-07-14, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
Life at Lakes @ Westland
- Playground · reported on 2 of 2 listings
- Pool · reported on 2 of 2 listings
- Clubhouse · reported on 1 of 2 listings
Community amenities as reported across realMLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
Schools
- Duval County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Westside High School (Duval County Public Schools)FLDOE grade I · High
- Westside Middle School or your address-zoned middle school (verify by address) · Middle
- Timucuan Elementary School or your address-zoned elementary (verify by address) · Elementary
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 Lakes @ Westland address.
The Lakes @ Westland buying strategy.
If we were buying in Lakes @ Westland 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 Lakes @ Westland.
Lakes @ Westland by the numbers
Homes here were built across a long span, from 1968 through 2005, with the median home dating to 2002 — so buyers should expect a genuine mix of older and newer construction rather than a single-era build-out. Median living area across the community lands at 2,135 square feet.
The subdivision carries a playground, pool, and clubhouse per MLS-reported listing data (verify current access and condition with the HOA). At a 70.2% homestead share, most homes here are owner-occupied rather than investor-held rentals, which can support more consistent upkeep across the subdivision.
The location and the amenities are priced into every listing in Lakes @ Westland. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
With active listings at zero right now, this is a community where an agent's inventory tracking matters more than scrolling public search portals. Momentum monitors Duval County's realmls feed daily and can flag a Lakes @ Westland listing the moment it hits, or reach out on a buyer's behalf if a seller wants to test the market without waiting for the next one to post.
Lakes @ Westland 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 Lakes @ Westland 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 Lakes @ Westland sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Lakes @ Westland, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Lakes @ Westland home worth?
Get a no-obligation home value based on real comparable sales in Lakes @ Westland, 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 Lakes @ Westland on the map →
36% of homes for sale in ZIP 32244 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 (2026-07-18).
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Duval County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Duval County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
Frequently Asked Questions
How many homes are in Lakes @ Westland?
What share of Lakes @ Westland is owner-occupied?
When were the homes in Lakes @ Westland built?
Do cash buyers compete in Lakes @ Westland?
What schools serve Lakes @ Westland?
Who is the best real estate agent for Lakes @ Westland?
How do I find a top Jacksonville real estate agent who knows Lakes @ Westland?
Can Momentum Realty connect me with an agent for Lakes @ Westland?
Should you buy in Lakes @ Westland?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Lakes @ Westland with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: July 14, 2026) |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (6 streets, ZIP 32244)) |
| Under-contract shares | realMLS records, as of 2026-07-12 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2001 (80 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.
Own a home here?
You just read the data. Now see what your home is worth.
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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