Mandarin Forest
Homes for Sale in Jacksonville, FL
All 4,052 homes for sale in Jacksonville, FL · median $299,990 · 86 homes for sale in 32223 · Duval County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of MOMENTUM REALTY · via realMLS
Homes listed or recently sold were built 1978–1994; none of the 3 geocoded homes sit in a FEMA special flood hazard zone (median elevation 16 ft). As of October 2026, the MLS records 32 closed sales in Mandarin Forest in Jacksonville, FL since 2001, the most recent in September 2026. Recorded prices since 2024 ran from $389,900 to $530,000 (median $520,000), on homes of 1,762 to 2,350 sq ft. Across Jacksonville as a whole, 8,268 homes closed in the last 12 months at a median of $311,134, 43 median days on market, with 2,422 homes for sale today. At that median and Duval County's FY2025-26 rate of 17.86 mills, annual property tax runs about $9,290 ($8,560 with the full homestead exemption).
Mandarin Forest is built out across a long timeline: homes date from 1887 through 2024, with a median year built of 1978, sitting on a median living area of 2,720.5 square feet. With 514 homes in the community and no community amenities identified in current MLS listings, resale value here gets set house-by-house by condition, updates, and lot rather than by a shared clubhouse or pool draw.
Current supply is thin - two active listings, and zero closings recorded in the current window - so there isn't enough recent transaction data to call a price trend one way or the other right now. 81.2% of homes carry a homestead exemption, which tells you most of this inventory isn't on the market and isn't likely to be soon; when something does list, expect it to move on its own timeline rather than against a backdrop of fresh comparable sales.
The 60-Second Overview
Mandarin Forest is a long-established Duval County pocket of 514 homes in Jacksonville, where construction dates span from 1887 to 2024 around a median build year of 1978 - a footprint built up over generations rather than in a single development phase.
realMLS (Northeast Florida) sales records identify 18 homes in Mandarin Forest that have changed hands since 2001, built between 1964 and 2002 (median 1978), with a median living area of about 2,165 sq ft and a typical 3-bedroom, 2-bath layout; 94% are single-family homes. Source: realMLS (Northeast Florida) closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
County records show 3 qualified sales in Mandarin Forest across 2024–2025 (2 in 2024, 1 in 2025), median $389,900 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
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.
The setting & the homes.
Aerial and on-site photos of Mandarin Forest. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Mandarin ForestPhotos from realMLS listings in Mandarin Forest; content deemed reliable but not guaranteed.
Who Mandarin Forest is best for.
Best for
- Buyers seeking a larger home - median living space here is 2,720.5 square feet - who are willing to fund updates themselves.
- Buyers comfortable doing individual due diligence on a home's age and systems, since construction spans 1887 to 2024.
- Buyers who value scarcity and are prepared to act quickly when one of only two active listings comes up.
Probably not for
- Buyers who need amenity-driven resale support, since no shared amenities are identified in current MLS listings for this community.
- Buyers who want recent comparable sales to anchor an offer, since there were zero closings recorded in the current window.
- Buyers set on new or uniform construction, since the typical home dates to 1978 within a wide 1887 to 2024 build range.
The market around Mandarin Forest
Mandarin Forest is too small for its own price trend, so here is the market around it.
In ZIP 32223, 112 homes are on the market and 30% are under contract — a fast-moving corner of Jacksonville.
Across Duval County, 3,953 homes are active and 1,522 pending (28% under contract).
In ZIP 32223 (Jacksonville), 624 homes closed in the last 12 months at a median of $365K ($216/sq ft), down 0.1% year over year, with a median 35 days on market. Right now 89 active and 42 pending listings put supply at about 2.8 months — a healthy market. See the live ZIP 32223 housing market and the Duval County market.
ZIP and county figures describe the wider market, not Mandarin Forest specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in Mandarin Forest, 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.
Homes For Sale Right Now in Mandarin Forest
Live MLS inventory for Mandarin Forest. 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 Mandarin Forest listings as of 2026-10-01, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
Every Home for Sale in Mandarin Forest Jacksonville Right Now (1)
All 1 active and pending Mandarin Forest Jacksonville listings with a detail page, newest first, refreshed twice a day from the MLS.
- 12202 Mayors Drive · $329,900 · 3 bd / 2 ba · pending · listed Jul 5, 2026 · listed by Watson Realty Corp
Mandarin Forest 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.
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 · High
- Mandarin Middle School (verify by address)FLDOE grade A · Middle
- Loretto Elementary School or your address-zoned elementary school (verify by address) · 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 Mandarin Forest address.
Shop the zone: Homes zoned for Loretto Elementary School · Homes zoned for Mandarin Middle School · Homes zoned for Mandarin High School
The Mandarin Forest buying strategy.
If we were buying in Mandarin Forest 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 Mandarin Forest.
A century of construction under one name
With 514 homes total and a year-built range running from 1887 to 2024, Mandarin Forest isn't a single-phase subdivision - it's a long-assembled pocket where newer infill sits alongside homes built generations earlier. The median year built of 1978 means the typical home carries a longer ownership and renovation history than a newer-build community, so buyers touring here should expect real variation in systems, roofs, and finishes from one address to the next rather than a uniform build standard.
Current MLS listings identify no community amenities tied to Mandarin Forest - no shared clubhouse, pool, or gated entry in the record - so this isn't an amenity-driven price story. What stands out instead is depth of ownership: 81.2% of homes carry a homestead exemption, and against a base of 514 homes there are only two active listings and zero closings in the current window, meaning very little of this inventory turns over, and very little of it is transacting, at any given time.
The location and the amenities are priced into every listing in Mandarin Forest. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community with zero closings on record for the current window and only two homes actively listed, pricing a Mandarin Forest home by formula doesn't work - it takes someone who can build a comp set from older, off-window sales and judge condition individually against a housing stock that ranges from 1887 to 2024 construction. That's the house-by-house read Momentum brings to a market this thin.
Mandarin Forest 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 Mandarin Forest 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 Mandarin Forest sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Mandarin Forest, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Mandarin Forest home worth?
Get a no-obligation home value based on real comparable sales in Mandarin Forest, 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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Recently off market in Mandarin Forest
Homes in Mandarin Forest that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 2 on record.
- 11774 Mandarin Forest Drive · off market
- 11780 Mandarin Forest Drive · off market
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Duval County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Duval County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
27% of homes for sale in ZIP 32223 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-10-02).
Frequently Asked Questions
How many homes are in Mandarin Forest?
What share of Mandarin Forest is owner-occupied?
When were the homes in Mandarin Forest built?
What schools serve Mandarin Forest?
Who is the best real estate agent for Mandarin Forest?
How do I find a top Jacksonville real estate agent who knows Mandarin Forest?
Can Momentum Realty connect me with an agent for Mandarin Forest?
Where is Mandarin Forest, and what county is it in?
How far is Mandarin Forest from downtown Jacksonville and the beach?
How many homes has Momentum Realty sold in Mandarin Forest?
Should you buy in Mandarin Forest?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: October 1, 2026) |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (2 streets, ZIP 32223)) |
| Under-contract shares | realMLS records, as of 2026-10-01 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2001 (32 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 local comps.
Looking to buy here? Search homes for sale →
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See how Mandarin Forest fits the bigger picture — live prices, inventory, and Momentum Scores:
Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- Mandarin Forest Drive (18 homes on record)
- Mandarin Forest Drive (13 homes on record)
- Mandarin Forest Drive (3 homes on record)
Nearby Communities
Explore more neighborhoods near Mandarin Forest with Momentum Realty’s local guides.