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.
Figures in this note are as of July 14, 2026. The live market numbers elsewhere on this page update nightly and are newer.
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, 120 homes are on the market and 37% are under contract — a fast-moving corner of Jacksonville.
Across Duval County, 4,391 homes are active and 1,538 pending (26% 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.
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.
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.
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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 October 2026.
- October 2026Schools
Loretto Elementary breaks ground on $12.3 million classroom addition
The addition will replace 13 portable classrooms and two aging pod buildings with 15 classrooms, a music room and a teacher planning room, and will expand the parent drop-off loop. The school enrolls 875 students for 2026-27. Funding comes from the voter-approved half-cent sales tax, with opening expected in 2028.
What it may mean for the marketExpanded permanent capacity and a longer drop-off loop affect school-area traffic and classroom availability in the Mandarin area. The project is about 6 miles north of Longview, elsewhere in Duval County.
Source: Hoodline - September 2026Infrastructure
County Road 220 widening and Little Black Creek bridge replacement open to traffic in Clay County
The project finished ahead of schedule, with a new four-lane bridge over Little Black Creek replacing a 1947 structure. Phase 1 began in December 2024 with intersection improvements at Rideout Ferry Road, and Phase 2 began in January 2025. Officials say it should ease traffic along the corridor.
What it may mean for the marketA four-lane CR 220 corridor improves commute capacity for Fleming Island and Middleburg area drivers. The site is about 9 miles west of Longview.
Source: News4JAX - September 2026Development
UF Health Durbin Park 99-bed hospital opens in northern St. Johns County; Baptist Silverleaf adds emergency department
UF Health Durbin Park, a 99-bed hospital with a 24-hour emergency department on 42.5 acres, held its ribbon-cutting and opens the following week. Baptist Health's Silverleaf campus, about 10 miles south, is adding an emergency department, and AdventHealth and Acadia Health have also opened facilities near I-95. The county's population has grown more than 25% since 2020.
What it may mean for the marketNew hospital and emergency capacity shortens drive times to emergency care and adds healthcare jobs in northern St. Johns County. The site is about 8 miles east of Longview.
Source: Jacksonville Today - 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.
Frequently Asked Questions
How many homes are in Longview?
What share of Longview is owner-occupied?
When were the homes in Longview built?
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.
Nearby Communities
Explore more neighborhoods near Longview with Momentum Realty’s local guides.
Data sources & freshness
| Housing stock & ownership | Florida DOR assessment roll (street-list match (3 streets, ZIP 32223)) |
| Under-contract shares | realMLS records, as of 2026-10-20 |
| 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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