Las Brisas
Homes for Sale in Jacksonville Beach, FL
True comps, carrying-cost math, and listings before the portals.
Las Brisas is a secured, elevator-served condominium building in Jacksonville Beach, and pricing here is set less by square footage than by what the HOA already bundles in: full-time, on-site management, maintenance of the structure and grounds, trash, water, a secured lobby with entry phone/intercom, plus a pool, clubhouse, and storage. Because that building-level infrastructure is consistent unit to unit, the real variables buyers are paying for are condition, floor, and proximity to the beach access point — not amenities you have to shop between listings for.
The current read is unambiguously buyer-leaning: with only 2 active listings and 12 months of supply on the market, this is a building where sellers need real pricing discipline and patience, and buyers get negotiating leverage precisely because absorption is slow — not because there is a flood of inventory to pick from. A thin listing count and a thin sales pace can coexist, and Las Brisas right now is a clear example of that.
Las Brisas right now
🟢 Buyer-leaning market. 12.0 months of supply and 33% 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 July 14, 2026. Confidence: Low (3 active and pending listings, 2 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated July 14, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The setting & the homes.
Aerial and on-site photos of Las Brisas. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Las BrisasPhotos from realMLS listings in Las Brisas; content deemed reliable but not guaranteed.
Who Las Brisas is best for.
Best for
- A buyer who wants beach access without house-level exterior maintenance and is comfortable letting the HOA fee cover structure, grounds, trash, and water.
- A buyer with flexible timing who can use a 12-months-supply, buyer-leaning market to negotiate on price or terms.
- A buyer who values building-level security features — secured lobby, entry phone/intercom, elevator access — over a private entrance.
Probably not for
- A buyer who needs to compare several active units side by side before deciding — with only 2 listed, that choice set is not there.
- A buyer on a tight closing timeline who cannot absorb the slower pace implied by 12.0 months of supply.
- A buyer who wants to opt out of building-wide services and fees in exchange for more owner control.
Homes For Sale Right Now in Las Brisas
Live MLS inventory for Las Brisas. 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 · 410 daysTop listing
Active · 169 days
Pending · 117 daysActive and pending Las Brisas listings as of 2026-07-14, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
Las Brisas 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, tiles © CARTO.
Life at Las Brisas
- Beach Access · reported on 4 of 4 listings
- Elevator(s) · reported on 4 of 4 listings
- Laundry · reported on 4 of 4 listings
- Secured Lobby · reported on 4 of 4 listings
- Pool · reported on 3 of 4 listings
- Clubhouse · reported on 3 of 4 listings
- Storage · reported on 2 of 4 listings
- Maintenance Grounds · reported on 2 of 4 listings
- Trash · reported on 2 of 4 listings
- Management - Off Site · reported on 1 of 4 listings
- Entry Phone/Intercom · reported on 1 of 4 listings
- Maintenance Structure · reported on 1 of 4 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 Las Brisas are close: the nearest groceries is about 1 minutes away.
- Tienda El Castillo · Groceries1 min
- Jax Beach Brunch Haus · Dining1 min
- Oceanfront Park · Parks1 min
- Beaches hospital · Health1 min
- Breezy Coffee Shop Wine Bar · Coffee1 min
- South Beach Plaza · Shopping2 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
- Jacksonville Beach Elementary SchoolFLDOE grade A · Public PreK-5
- Duncan U. Fletcher Middle SchoolFLDOE grade A · Public middle
- Duncan U. Fletcher High SchoolFLDOE grade A · Public high school
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 Las Brisas address.
The Las Brisas buying strategy.
If we were buying in Las Brisas 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 Las Brisas.
A full-service building in a thin market
What separates Las Brisas from a typical condo listing is how much of daily operations the association has centralized: full-time management, off-site management support, maintenance of both the structure and the grounds, trash, and water are all handled at the building level, alongside a secured lobby, entry phone/intercom, and elevator access. Add beach access, a pool, clubhouse, storage, and on-site laundry, and this reads as a building built around convenience and low owner-side upkeep rather than unit-by-unit variation.
Momentum's realmls snapshot as of 2026-07-14 shows a genuinely tight listing count — just 2 active listings in Duval County's Las Brisas — set against 12.0 months of supply, which is what puts this community in the buyer-leaning band. That combination matters: it is not that inventory is plentiful, it is that whatever is listed is taking a long time to clear, which is the signal buyers and sellers should actually be pricing against.
The location and the amenities are priced into every listing in Las Brisas. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
With only 2 active listings in Las Brisas at any given time, there is no substitute for an agent who is already tracking this specific building rather than discovering it off a generic search. Momentum reads the local Duval County feed daily, which is what lets us tell a buyer or seller here that a 12.0-months-supply reading is a slow-absorption story, not a scarcity story — and price and negotiate accordingly instead of reacting to headline inventory numbers alone.
Las Brisas 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 Las Brisas 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 Las Brisas sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Las Brisas, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Las Brisas home worth?
Get a no-obligation home value based on real comparable sales in Las Brisas, 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 Las Brisas on the map →
Las Brisas Market Scorecard
Las Brisas is currently a strong buyer's market. About 18.0 months of supply, a median asking price of $629,000, and homes go under contract in about 159 days.
Typical home value in the 32250 ZIP is $639,638, about 14.7% above the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Frequently Asked Questions
Is Las Brisas a buyer's or seller's market right now?
Do cash buyers compete in Las Brisas?
What schools serve Las Brisas?
Who is the best real estate agent for Las Brisas?
How do I find a top Jacksonville Beach real estate agent who knows Las Brisas?
Can Momentum Realty connect me with an agent for Las Brisas?
Should you buy in Las Brisas?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Las Brisas with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: July 14, 2026) |
| 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 2003 (72 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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