Lees S/d
Homes for Sale in Jacksonville, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of UNITED REAL ESTATE GALLERY · via realMLS
Lees S/d is a 79-home Duval County subdivision where the housing stock spans more than a century, from 1909 through construction completed as recently as 2024. That range does more to set value here than any single price line: a century-old original sitting next to recent infill can carry very different condition profiles, systems, and finish levels even at a comparable lot size. With a median living area of 1,323 square feet, most homes in the subdivision are compact by current construction standards, which keeps renovation and carrying costs in a narrower band than the age spread alone might suggest.
Right now the market posture here is thin. Only 2 homes are active on MLS out of the 79 in the subdivision, and the current tracked window shows zero closings, so there is no recent closed-sale data to anchor a pricing conversation. That is not unusual for a small, established pocket like this, but it means a buyer or seller needs to build their price expectation from individual home condition and off-window comps rather than from a fresh trend line.
The setting & the homes.
Aerial and on-site photos of Lees S/d. Swipe to explore the community.
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Lees S/dPhotos from realMLS listings in Lees S/d; content deemed reliable but not guaranteed.
Who Lees S/d is best for.
Best for
- Buyers targeting a compact home near 1,323 square feet in an established in-city subdivision.
- Buyers comfortable doing individual home diligence in a subdivision that mixes century-old originals with recent infill construction.
- Investors or buyers open to a subdivision with a meaningful share of non-homestead ownership.
Probably not for
- Buyers who want a large home well above the subdivision's typical footprint.
- Buyers who need on-site community amenities as part of the purchase decision.
- Buyers who want to price off a recent run of closed sales — the current window shows none.
Homes For Sale Right Now in Lees S/d
Live MLS inventory for Lees S/d. 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 Lees S/d listings as of 2026-07-14, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
The Lees S/d buying strategy.
If we were buying in Lees S/d 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 Lees S/d.
A Century of Infill in One Small Pocket
The year-built range in Lees S/d runs from 1909 to 2024, and the median year built of 1926 confirms that the core of the subdivision predates most of Jacksonville's later growth waves. That is unusual for a subdivision this size — 79 homes total — and it means due diligence on any given property has to start with when that specific home was built, not an assumption about the block. A 1909 original and a 2024 build on the same street will carry entirely different systems, permitting history, and renovation needs, even if the exterior scale reads similar.
At a median living area of 1,323 square feet, the housing stock leans compact, consistent with the era most of these homes were originally built in. Homestead exemption is filed on 29.8% of parcels, pointing to a meaningful share of non-homestead ownership mixed in with owner-occupied homes. No community amenities are identified from current MLS listings, so this reads as a self-contained, walkable-scale pocket rather than an amenity-driven community.
The location and the amenities are priced into every listing in Lees S/d. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
With only 2 active listings against 79 total homes and zero closings in the current tracked window, Lees S/d does not generate the kind of fresh comp data that makes pricing straightforward. Working through Momentum means getting a broker who will pull off-window sales, walk the age and condition variance between a 1909 original and 2024 infill, and price a specific home on its own record rather than on a subdivision average that does not really exist here.
Lees S/d 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 Lees S/d 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 Lees S/d sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Lees S/d, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Lees S/d home worth?
Get a no-obligation home value based on real comparable sales in Lees S/d, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Frequently Asked Questions
How many homes are in Lees S/d?
What share of Lees S/d is owner-occupied?
When were the homes in Lees S/d built?
Do cash buyers compete in Lees S/d?
Who is the best real estate agent for Lees S/d?
How do I find a top Jacksonville real estate agent who knows Lees S/d?
Can Momentum Realty connect me with an agent for Lees S/d?
Should you buy in Lees S/d?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Lees S/d 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 (3 streets, ZIP 32206)) |
| Under-contract shares | realMLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2003 (22 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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