Longview
Homes for Sale in Jacksonville, FL
True comps, carrying-cost math, and listings before the portals.
Longview's 416 homes span a wide build era, from 1887 through 2024, with a median year built of 1979. That spread matters more here than in a single-phase subdivision: buyers are comparing century-old construction against recent infill, and condition, not neighborhood-wide uniformity, is what separates one listing from the next. Living space runs large for the market, with a median of 3,053 square feet, so square footage itself is rarely the limiting factor for a family sizing up a home here.
The homestead share sitting at 81.7% is the number worth sitting with. Most of these homes carry Florida's homestead exemption, which means most of the inventory is owner-occupied primary residences rather than investment or rental stock. That tends to produce a market where listings come up when a household is actually ready to move, not on an investor's schedule, and where turnover is a function of life events more than opportunistic flipping. With no community amenities identified from current MLS listings, buyers should treat any pool, clubhouse, or association claim as something to verify directly rather than assume.
The 60-Second Overview
Longview is a Duval County community of 416 homes built across more than a century, from 1887 to 2024, with a median year built of 1979 and a median living area of 3,053 square feet — a mix of vintage and infill construction rather than a single-era subdivision.
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.
Who Longview is best for.
Best for
- Buyers prioritizing living space, with a budget that supports a median of 3,053 square feet.
- Buyers comfortable evaluating construction era and renovation history on a home-by-home basis rather than assuming neighborhood-wide uniformity.
- Buyers seeking an owner-occupied market, reflected in an 81.7% homestead share, over one dominated by investment turnover.
Probably not for
- Buyers who want every home in a community built to the same era and standard — Longview's range runs from 1887 to 2024.
- Buyers relying on listed community amenities as a given — none were identified from current MLS listings.
- Buyers who want a smaller, lower-maintenance footprint rather than a median living area above 3,000 square feet.
The market around Longview
Longview is too small for its own price trend, so here is the market around it.
In ZIP 32223, 110 homes are on the market and 31% are under contract — a fast-moving corner of Jacksonville.
Across Duval County, 3,938 homes are active and 1,658 pending (30% under contract).
ZIP and county figures describe the wider market, not Longview specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in Longview, Jacksonville
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. Source: Data provided by realMLS. Deemed reliable but not guaranteed.
Schools
- Duval County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Mandarin High School (Duval County Public Schools, verify by address)FLDOE grade A · High
- Mandarin Middle School (verify by address)FLDOE grade A · Middle
- Loretto Elementary School (verify by address)FLDOE grade A · 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 Longview address.
Recent Developments in Longview
Development, infrastructure, retail, and school activity affecting Longview, 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 10 miles northwest of Longview, 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 13 miles north of Longview, 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 15 miles west of Longview, elsewhere in Duval County.
Source: Jax Daily Record - June 2026Infrastructure
First Coast Expressway advances as an economic-development corridor across Clay and St. Johns
The First Coast Expressway (State Road 23), a tolled beltway looping around the west and south of the Jacksonville metro, continued to open land for development along its corridor, with the final St. Johns County phase from Interstate 95 to east of County Road 2209 in progress. FDOT held a St. Johns County open house on the final phase in January 2026.
What it may mean for the marketNew limited-access highway capacity shortens commutes and opens adjacent land, changes that have historically shaped where new communities and demand concentrate. The site is about 9 miles southwest of Longview.
Source: Jax Daily Record - May 2026Retail & Dining
Grocery-anchored retail center proposed in Durbin Park
A grocery-anchored retail center was proposed at Durbin Park, the large mixed-use development near Interstate 95 and County Road 210 in northern St. Johns County, adding to the district's existing stores, restaurants, and Walmart-anchored core.
What it may mean for the marketAdded grocery and retail at Durbin Park deepens everyday conveniences in northern St. Johns County, an amenity factor that can support demand for surrounding communities. The site is about 8 miles east of Longview.
Source: Jax Daily Record - February 2026Retail & Dining
Durbin Park Walmart plans an expansion
The Walmart anchoring Durbin Park filed plans to expand in early 2026, reinforcing the retail core of the Interstate 95 and County Road 210 district in northern St. Johns County.
What it may mean for the marketInvestment in Durbin Park's retail anchor signals continued commercial strength in northern St. Johns County, which can reinforce the appeal of nearby residential areas. The site is about 8 miles east of Longview.
Source: Jax Daily Record
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 Longview buying strategy.
If we were buying in Longview 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 Longview.
A century of construction under one name
A year-built range of 1887 to 2024 is unusually wide for one named community, and the median of 1979 puts the typical home closer to the older end of that range. In practice, this means Longview is not a place where every house shares a builder, a floor plan era, or a construction standard. Inspections and renovation history carry more weight here than they would in a community built out in a five-year window, and buyers comparing two listings by price alone are missing the more important comparison: what decade each one was actually built and updated in.
At a median of 3,053 square feet, the homes here run larger than what shows up in many nearby communities, which tends to draw buyers who need room rather than buyers optimizing for a starter footprint. Combine that with an 81.7% homestead share and the picture is a market of larger, owner-occupied homes with uneven vintage — a community best evaluated house by house, not by neighborhood-wide assumptions. No community amenities were identified from current MLS listings, so any shared facilities should be confirmed through HOA documents rather than listing copy.
The location and the amenities are priced into every listing in Longview. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community spanning construction from 1887 to 2024, the difference between two similarly sized listings often comes down to what was actually replaced, updated, or left original — detail that does not show up in a square footage figure. Momentum works Longview listing by listing, checking build vintage against renovation history and confirming amenity or association claims against current MLS data rather than repeating them, so a buyer or seller is working from what is actually documented, not what a listing implies.
Longview in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- 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 Longview 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 Longview sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Longview, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Longview home worth?
Get a no-obligation home value based on real comparable sales in Longview, 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
What schools serve Longview?
Who is the best real estate agent for Longview?
How do I find a top Jacksonville real estate agent who knows Longview?
Can Momentum Realty connect me with an agent for Longview?
Should you buy in Longview?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | realMLS records, as of 2026-09-08 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2001 (47 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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