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
🟡 Balanced market. 4.0 months of supply and 0% of the inventory already under contract put buyers and sellers on roughly even footing.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 August 20, 2026. Confidence: Low (1 active and pending listings, 3 closed sales in 12 months).
🟡 Off the recent peak. The trailing-12-month median ($580K) is down 4.8% from the prior 12 months ($610K) and up 148% since 2012. With about 4 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level realMLS closed sales, 12-month windows ending August 20. Confidence: Low (3 and 4 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated August 20, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Las Brisas market snapshot (as of August 20, 2026): the median sale price is about $580K ($537 per sq ft over the trailing 12 months of closed sales), a median 61 days on market for closed sales, and 4.0 months of supply, a balanced market. The trailing-12-month median is down 5% from the prior 12 months and up 148% since 2012, computed from record-level realMLS closed sales (3 closings in the current window).
Las Brisas is a secured, elevator-served beachfront condo building in Jacksonville Beach with full-time, on-site management — the kind of building-level infrastructure that shows up in the HOA fee more than in any single listing's feature sheet.
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
Las Brisas
Las Brisas
Las Brisas
Las Brisas
Las Brisas
Las Brisas
Las Brisas
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.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending August 20 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($580K) IS the median in the snapshot above, and the move from 2025 ($610K) IS the -4.8% one-year change.
Windows contain 1 to 9 sales each (3 in the current window); every figure carries its sample size, and thin markets swing on single closings. Source: Data provided by realMLS. Deemed reliable but not guaranteed.
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 $637,813, about 14.6% 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.
Housing distress & ownership in Las Brisas, Jacksonville Beach
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. Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information is deemed reliable but not guaranteed by the MLS to be accurate. Source: Data provided by realMLS. Based on Stellar MLS data distributed by MLS GRID for the period August 2026 through August 2026. Deemed reliable but not guaranteed.
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 and pending Las Brisas listings as of 2026-08-20, 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.
Recent Developments in Las Brisas
Development, infrastructure, retail, and school activity affecting Las Brisas, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- July 2026Development
JWB secures funding for 108 affordable housing units in Jacksonville
Jacksonville Today reported that JWB Real Estate Capital secured about $28.59 million in gap funding for 108 income-restricted units across three Westside sites on Tracy, Justina and Ricker roads. Plans include 38 townhome-style units and two sets of 35 efficiency units, priced at or below 60% of area median income for 50 years. Groundbreaking is expected by September 2026 with completion in 2027.
What it may mean for the marketAdds new income-restricted rental and townhome housing supply on the Westside, increasing the stock of long-term affordable units and drawing public and tax-credit investment into three infill sites. The project is about 22 miles west of Las Brisas, elsewhere in Duval County.
Source: Jacksonville Today - July 2026Development
Culinary Institute of America selects Jacksonville for Southeast campus
News4Jax reported that the Culinary Institute of America chose downtown Jacksonville for its Southeast hub, to be located at 330 E. Bay Street on the Northbank riverfront. The campus would anchor a $160.5 million hotel and convention center development. The city previously approved up to $35 million in incentives, and the Downtown Investment Authority is finalizing agreements on design and property details.
What it may mean for the marketAnchors a major downtown riverfront redevelopment that pairs an educational campus with hotel and convention space, adding institutional and commercial investment to the urban core alongside Riverfront Plaza and Pearl Square. The project is about 16 miles west of Las Brisas, elsewhere in Duval County.
Source: News4Jax - June 2026Development
Hillwood contracts with the City of Jacksonville for 192 acres at AllianceFlorida at Cecil Commerce Center
Master developer Hillwood contracted with the City of Jacksonville for 192 acres at AllianceFlorida at Cecil Commerce Center on Jacksonville's Westside, continuing the buildout of the former Naval Air Station Cecil Field into an industrial and logistics park.
What it may mean for the marketContinued absorption of large industrial parcels at Cecil signals sustained employment growth on the Westside, which can support housing demand across nearby communities. The project is about 29 miles west of Las Brisas, elsewhere in Duval County.
Source: Jax Daily Record - April 2026Development
Southeast Toyota opens $170M vehicle-processing facility at JAXPORT's Blount Island, adding 400-plus jobs
Southeast Toyota Distributors dedicated a new vehicle processing facility at JAXPORT's Blount Island Marine Terminal in April 2026. The company put the investment at $170 million and said the facility created more than 400 full-time jobs, most of them hired locally.
What it may mean for the marketA large new employment center on Blount Island adds sustained local job demand, a factor that has historically supported nearby housing absorption. The project is about 11 miles northwest of Las Brisas, elsewhere in Duval County.
Source: JAXPORT - April 2026Development
Hillwood seeks to mass-grade an AllianceFlorida site for a possible 1 million-square-foot building
Hillwood asked to mass grade a site at AllianceFlorida at Cecil Commerce Center to prepare for a possible 1 million-square-foot building, a step that typically precedes a large industrial or distribution user committing to the Westside park.
What it may mean for the marketA build-ready million-square-foot pad points to a potential large employer on the Westside, the kind of jobs anchor that can lift demand for nearby housing. The project is about 29 miles west of Las Brisas, elsewhere in Duval County.
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 northwest of Las Brisas.
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 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.
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 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.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Las Brisas 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 4 factors (5.9). Basis: Long-Term Appreciation +148% since 2012; Recent Direction -4.8% year-over-year; Liquidity & Demand 4.0 months of supply; Pricing Power 90.6% sale-to-list. Refreshed with each data update.
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 →
Price History: What Homes Here Have Actually Sold For
Median sale prices in Las Brisas Jacksonville Beach year by year since 2012, from closed MLS sales. Long-run history beats any single estimate: it shows what this community has actually done through rate cycles, not what a model guesses.
Frequently Asked Questions
What is the median home price in Las Brisas?
How long do homes in Las Brisas take to sell?
Is Las Brisas a buyer's or seller's market right now?
Have Las Brisas home prices gone up?
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: August 20, 2026) |
| Community market stats | realMLS closed sales, 12-month windows ending August 20, 2026 |
| Under-contract shares | realMLS records, as of 2026-08-18 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2003 (73 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.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how Las Brisas fits the bigger picture — live prices, inventory, and Momentum Scores:
Las Brisas appears in these guides