Lake Mandarin
Homes for Sale in Jacksonville, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Lake Mandarin's median sale price sits at $355,000, with a median price per square foot of $220.16. Pricing has stayed close to flat over the past year, up 1.4% year over year, while the long-run trend since 2012 shows values up 168% over that stretch. That combination — a mild recent gain layered onto a large multi-year run — is typical of an established Jacksonville submarket where the early appreciation cycle has already played out, and current pricing is now driven more by individual home condition than by broad market momentum.
With zero active listings recorded against 147 closings in the trailing window, this is a market with essentially no visible for-sale inventory right now. Sellers who do come to market step into a field with almost no direct competition, while buyers have very little to choose from at the moment. A median 28 days on market for homes that did sell suggests demand absorbs listings quickly once they appear, and a market heat score of 48 puts current conditions in a middling, balanced range rather than a clear seller's or buyer's tilt.
Lake Mandarin right now
🔴 Seller-leaning market. 2.7 months of supply and 33% of the inventory already under contract give sellers the pressure advantage.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 5, 2026. Confidence: Very High (54 active and pending listings, 152 closed sales in 12 months).
🟡 Still climbing. The trailing-12-month median ($355K) is up 1.4% from the prior 12 months ($350K) and up 167% since 2012.Momentum Research, record-level realMLS closed sales, 12-month windows ending August 5. Confidence: Very High (152 and 125 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated August 5, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Lake Mandarin market snapshot (as of August 5, 2026): the median sale price is about $355K ($221 per sq ft over the trailing 12 months of closed sales), a median 26 days on market for closed sales, and 2.7 months of supply, a seller-leaning market. The trailing-12-month median is up 1% from the prior 12 months and up 167% since 2012, computed from record-level realMLS closed sales (152 closings in the current window).
Lake Mandarin is a Duval County community tracked on the realmls feed, with this snapshot dated 2026-07-11 and built from 147 recent closings even though the market currently shows zero active listings.
The setting & the homes.
Aerial and on-site photos of Lake Mandarin. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Lake MandarinPhotos from realMLS listings in Lake Mandarin; content deemed reliable but not guaranteed.
Who Lake Mandarin is best for.
Best for
- Buyers targeting a price near the $355,000 median who have flexibility on timeline, since active inventory is currently at zero.
- Sellers willing to list into a market with no active competition and a track record of 147 closings moving at a median 28 days on market.
- Buyers or sellers comfortable acting quickly the moment a home does list, given the current lack of active listings.
Probably not for
- Buyers who want to compare multiple active listings side by side before deciding — there are currently none available.
- Anyone expecting a frenzied, multi-offer scenario purely from market conditions — a heat score of 48 reflects balanced, not overheated, activity.
- Buyers hoping for a below-median entry price — the only figure available is the single $355,000 median, with no price-range data to point to a lower band.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending August 5 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($355K) IS the median in the snapshot above, and the move from 2025 ($350K) IS the +1.4% one-year change.
Windows contain 92 to 201 sales each (152 in the current window); every figure carries its sample size. Source: Data provided by realMLS. Deemed reliable but not guaranteed.
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.
Mandarin Market Scorecard
Mandarin is currently a seller's market. About 3.0 months of supply, a median asking price of $412,500, and homes go under contract in about 59 days.
Typical home value in the 32223 ZIP is $438,421, about 4.2% below 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 Lake Mandarin, 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 Lake Mandarin
Live MLS inventory for Lake Mandarin. 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 · 38 daysTop listing
Active · 25 days
Active · 39 days
Active · 145 days
Active · 35 days
Active · 173 days
Active · 27 days
Active · 266 days
Active · 96 days
Active · 96 days
Active · 37 days
Active · 124 days
Active · 102 days
Active · 67 daysActive and pending Lake Mandarin listings as of 2026-08-05, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
Lake Mandarin 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 Lake Mandarin
- Neighborhood park · A park is located on Lake Mandarin Circle East within the community.
- Lake access · The community provides lake access for residents.
- Private streets · The subdivision includes private streets serving cluster/patio home sections of the community.
Sources: Lake Mandarin Homeowners Association. Amenity access and membership terms vary and can change; verify current details with the community.
How far is everything?
Everyday stops around Lake Mandarin are close: the nearest groceries is about 2 minutes away.
- Publix · Groceries2 min
- ZENSHI Handcrafted Sushi · Dining2 min
- Mandarin Oaks Shopping Center · Shopping2 min
- Walter Jones Historic Park · Parks2 min
- Analisis · Health3 min
- Starbucks · Coffee3 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
- Mandarin Oaks Elementary SchoolFLDOE grade A · PreK-5
- Mandarin Middle SchoolFLDOE grade A · 6-8
- Mandarin High SchoolFLDOE grade A · 9-12
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 Lake Mandarin address.
Recent Developments in Mandarin
Development, infrastructure, retail, and school activity affecting Mandarin, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated June 2026.
- June 2026Retail & Dining
Burlington appears to be adding a second smaller Mandarin store
Burlington Stores appears to be pursuing a second Mandarin area location in about 28,020 square feet at Riverplace Shopping Center. The company indicated it would likely share more information later in the year closer to 2027 and said it has no current plans to close its existing Old St. Augustine Plaza store.
What it may mean for the marketIf it moves forward, the store could add to retail options in the area, though timing remains uncertain.
Source: Jacksonville Daily Record - June 2026Retail & Dining
Franchisee proposes Mandarin Dairy Queen
A closed Burger King at 11031 Old St. Augustine Road in Mandarin is in review for conversion into a Dairy Queen Grill and Chill. Depending on permits, construction could start in time for an October opening. The property owner leases the site to the franchisee group.
What it may mean for the marketThe proposal could bring another quick service dining option to the corridor if permitting proceeds.
Source: Jacksonville Daily Record - June 2026Retail & Dining
Sparkle dog grooming approved for Mandarin Corners build-out
The city approved a tenant build-out for Sparkle, a dog grooming business, in 1,368 square feet at 10991 San Jose Blvd. in the Mandarin Corners shopping center. The June 4 permit lists AEC Integrated LLC as contractor at a stated cost of about $65,000.
What it may mean for the marketSmall service tenants continue to backfill space at Mandarin Corners, which may signal steady leasing demand along this stretch of San Jose Boulevard as the adjacent Raising Cane's site advances.
Source: Jacksonville Daily Record - May 2026Retail & Dining
Raising Cane's issued permits at Mandarin Corners on San Jose Boulevard
The city issued permits May 29 for Raising Cane's Chicken Fingers to build on a 1.05 acre site at 10989 San Jose Blvd in the Mandarin Corners shopping center, south of Interstate 295. It would be the chain's fourth identified Jacksonville site.
What it may mean for the marketA high-volume drive-thru brand committing to Mandarin Corners may reinforce San Jose Boulevard's standing as a regional retail spine, which could support surrounding commercial occupancy.
Source: Jacksonville Daily Record - April 2026Retail & Dining
Sierra picks Riverplace Shopping Center in Mandarin for first Florida store
TJX Cos. announced its Sierra active and outdoor-gear banner would open its first Florida store May 30 at Riverplace Shopping Center, 11111 San Jose Blvd, Suite 57, in Mandarin south of Interstate 295. The opening adds a new anchor-adjacent tenant to the center.
What it may mean for the marketA national retailer choosing Mandarin for a first-in-state location may indicate the corridor's trade-area metrics compare favorably statewide, which could attract additional first-to-market concepts.
Source: Jacksonville Daily Record - April 2026Retail & Dining
Five Below builds out new store at Claire Lane Center in Mandarin
Permitting records reported by the Jacksonville Daily Record show Five Below continuing interior improvements for a new store at the Claire Lane Center in Mandarin. The value retailer's project adds another national tenant to the San Jose Boulevard area lineup.
What it may mean for the marketContinued national-tenant build-outs in Mandarin centers could lower retail vacancy along the corridor, a trend that historically accompanies steady household demand nearby.
Source: Jacksonville Daily Record - February 2026Retail & Dining
H&H Bagels sets March 5 opening at 10025 San Jose Blvd
New York-based H&H Bagels planned a March 5, 2026 opening at 10025 San Jose Blvd in Mandarin, its second Northeast Florida location, the Jacksonville Daily Record reported. The city had issued the build-out permit in September 2025.
What it may mean for the marketFast-casual brands expanding into Mandarin within months of permitting may suggest tenant demand for San Jose Boulevard frontage remains active, which could keep retail rents firm.
Source: Jacksonville Daily Record - October 2025Retail & Dining
Home Depot opens 132,975 square foot Mandarin store on former Kmart site
The Home Depot set an October 15 community event and October 16 regular opening for its new store at 9600 San Jose Blvd, built on the 11.64 acre former Kmart site near Old St. Augustine Road. The 132,975 square foot store includes a 25,074 square foot garden center, with construction valued at about 8 million dollars.
What it may mean for the marketRedevelopment of a long-vacant big-box parcel into a national home improvement anchor could lift activity at adjacent centers and may signal renewed retailer confidence in the Mandarin corridor.
Source: Jacksonville Daily Record - October 2025Development
Hakimian buys closed dealership to expand Gates of Olde Mandarin center
Hakimian Holdings paid 2.545 million dollars for the closed Vaughn Motorgroup dealership on 1.03 acres at 11350 San Jose Blvd, planning to merge the parcel with its neighboring Gates of Olde Mandarin shopping center. The firm intends to remodel the 1985 building into more than 11,000 square feet of additional retail space.
What it may mean for the marketLocal landlords assembling and retrofitting San Jose Boulevard parcels may point to limited developable frontage on the corridor, a condition that historically supports commercial property values.
Source: Jacksonville Daily Record - August 2025Retail & Dining
Hibbett Sports building out store at Mandarin Corners
Permitting records reported by the Jacksonville Daily Record show Hibbett Sports building out a store at the Mandarin Corners shopping center on San Jose Boulevard. The sporting goods retailer joins the Walmart-anchored center's tenant mix.
What it may mean for the marketNew tenant build-outs at established Mandarin centers may indicate landlords are successfully refreshing tenant rosters, which could sustain foot traffic for surrounding businesses.
Source: Jacksonville Daily Record - July 2025Retail & Dining
Bodybar Pilates building out studio in Mandarin
The Jacksonville Daily Record's permitting roundup reported Bodybar Pilates building out a fitness studio location in Mandarin. The boutique fitness franchise adds a service-oriented tenant to the area's retail mix.
What it may mean for the marketBoutique fitness operators entering Mandarin may reflect demand for service and wellness tenants in the corridor, a category that historically helps anchor steady repeat visits to shopping centers.
Source: Jacksonville 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 Lake Mandarin buying strategy.
If we were buying in Lake Mandarin 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.
Come strong and clean. Homes here move, so lead with your best terms and financing ready rather than a low anchor.
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 Lake Mandarin.
A market defined by scarcity, not swings
The 168% run-up since 2012 against a 1.4% year-over-year change tells a story of a community that did most of its appreciating already; the current pace is closer to steady than surging. At a $355,000 median and $220.16 per square foot, pricing here reads as condition-driven rather than location-momentum driven — the gap between an updated home and one that needs work will matter more to the final price than which side of the market the calendar says we're in.
The inventory picture is the more unusual part of this snapshot: zero active listings against 147 closings in the trailing window means there is currently nothing on the market to point a buyer toward, despite a real and recent transaction history. A median 28 days on market and a heat score of 48 suggest that when homes do list, they move at a normal, unhurried pace rather than in a bidding-war scramble — the scarcity right now is about supply, not about frantic demand.
The location and the amenities are priced into every listing in Lake Mandarin. 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 Lake Mandarin 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 (7.9). Basis: Long-Term Appreciation +167% since 2012; Recent Direction +1.4% year-over-year; Liquidity & Demand 2.7 months of supply; Pricing Power 97.5% sale-to-list. Refreshed with each data update.
Why work with Momentum here
When a community shows zero active listings, there is no visible comp pool to lean on — pricing a new listing or an offer correctly comes down to reading the 147 closings already on record and adjusting carefully for condition, not scanning a shelf of competing homes. That is exactly the kind of hand-prepared, comp-by-comp read we do for every Lake Mandarin conversation, seller or buyer.
Lake Mandarin in 15 seconds.
HOA, CDD & Fees
- No CDD
- 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.
Lake Mandarin Homeowners Association, Inc. is managed by Elim Services (1941 Mayport Road, Atlantic Beach, FL 32233); the community was established in 1978 and includes 312 residences, with 171 single-family homes and 141 cluster/patio homes on private streets.
Page states no CDD.
Tools for a Lake Mandarin 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 Lake Mandarin sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Lake Mandarin, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Lake Mandarin home worth?
Get a no-obligation home value based on real comparable sales in Lake Mandarin, 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 Lake Mandarin on the map →
Price History: What Homes Here Have Actually Sold For
Median sale prices in Mandarin Jacksonville 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 Lake Mandarin?
How long do homes in Lake Mandarin take to sell?
Is Lake Mandarin a buyer's or seller's market right now?
Do cash buyers compete in Lake Mandarin?
Have Lake Mandarin home prices gone up?
What schools serve Lake Mandarin?
Who is the best real estate agent for Lake Mandarin?
How do I find a top Jacksonville real estate agent who knows Lake Mandarin?
Can Momentum Realty connect me with an agent for Lake Mandarin?
Should you buy in Lake Mandarin?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Lake Mandarin with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: August 5, 2026) |
| Community market stats | realMLS closed sales, 12-month windows ending August 5, 2026 |
| Under-contract shares | realMLS records, as of 2026-08-01 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2001 (3,663 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.
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See how Lake Mandarin fits the bigger picture — live prices, inventory, and Momentum Scores: