Olde Sutton Forest
Homes for Sale in Orange Park, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of RE/MAX SPECIALISTS · via realMLS
Olde Sutton Forest is a built-out community of 182 homes constructed between 1996 and 2006, with the middle of that range landing right around the turn of the century. Price here is driven less by location novelty and more by condition and updates. With homes now well into their second or third decade, the spread between a maintained, updated house and one that still carries original systems and finishes is where the real dollars move. There is no single number that fits every home; the median tells you the center, not the story.
For sellers, that means condition is your lever — a home that shows current will separate itself from the pack. For buyers, it means underwriting the house itself: roof age, HVAC, and kitchens/baths matter more than the address. With just over half the homes homesteaded, this reads as a primarily owner-occupied community rather than an investor block, which tends to keep inventory measured and turnover deliberate.
Olde Sutton Forest right now
🟢 Buyer-leaning market. 12.0 months of supply and 0% of the inventory already under contract give buyers above-average negotiating leverage.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 20, 2026. Confidence: Low (2 active and pending listings, 2 closed sales in 12 months).
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Updated August 20, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Olde Sutton Forest is an established Orange Park subdivision in Clay County, fully built out over a roughly ten-year run and now settled into a steady, owner-heavy resale rhythm rather than new construction.
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 Olde Sutton Forest. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Olde Sutton ForestPhotos from realMLS listings in Olde Sutton Forest; content deemed reliable but not guaranteed.
Who Olde Sutton Forest is best for.
Best for
- Buyers seeking a settled, owner-occupied neighborhood over a rental-heavy one
- Buyers comfortable budgeting for updates in exchange for a maintained mid-size home
- Long-term owners who value stability and slower turnover
Probably not for
- Buyers who want brand-new construction and current-build finishes throughout
- Investors looking for a high-turnover rental block
- Buyers who need many active listings on the market at once to compare
The market around Olde Sutton Forest
Olde Sutton Forest is too small for its own price trend, so here is the market around it.
In ZIP 32073, 187 homes are on the market and 34% are under contract — a fast-moving corner of Orange Park.
Across Clay County, 1,172 homes are active and 480 pending (29% under contract).
ZIP and county figures describe the wider market, not Olde Sutton Forest specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in Olde Sutton Forest, Orange Park
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 Olde Sutton Forest
Live MLS inventory for Olde Sutton 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 Olde Sutton Forest listings as of 2026-08-20, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
Olde Sutton 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
- Clay County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Argyle · Elementary
- Oakleaf Jr High · Middle
- Orange Park · High
Zoned schools reflect the assignments reported on recent Olde Sutton Forest listings and can change; always confirm with Clay County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Olde Sutton Forest address.
The Olde Sutton Forest buying strategy.
If we were buying in Olde Sutton 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.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
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 Olde Sutton Forest.
A condition-driven resale market
At a median living area of about 1,827 square feet, the housing stock here sits in the practical mid-size range — enough room to matter without stepping into estate-scale square footage. Because every home was built within a fairly tight construction window, you are largely comparing houses of similar age and bones. That makes updates the differentiator: two homes of near-identical footprint can present very differently depending on what has been done since they were built.
The homestead share, sitting above half, points to a community where most owners occupy their homes. That generally translates to consistent upkeep and slower, more intentional turnover than you would see in a rental-heavy pocket. Buyers should expect to move on the right home when it appears rather than assume a wide menu of choices at any given moment.
The location and the amenities are priced into every listing in Olde Sutton Forest. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market where condition sets the price, our job is to read each home honestly against the others — what the updates are actually worth, and what deferred maintenance will cost you. We price sellers to the house they have, not the one they wish they had, and we help buyers underwrite roof, HVAC, and mechanical age before emotion takes over. That is the difference between a fair deal and an expensive surprise.
Olde Sutton Forest 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 Olde Sutton 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 Olde Sutton Forest sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Olde Sutton 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 Olde Sutton Forest home worth?
Get a no-obligation home value based on real comparable sales in Olde Sutton 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.
See homes for sale in Olde Sutton Forest on the map →
Recent Developments in Olde Sutton Forest
Development, infrastructure, retail, and school activity affecting Olde Sutton Forest, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- 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 site is about 3 miles southeast of Olde Sutton Forest.
Source: News4Jax - June 2026Builder Activity
Hyland Trail to bring over 3,000 homes to Lake Asbury in Clay County
News4Jax reported that Hyland Trail, along with the related Edenbrooke and The Glens communities, will bring more than 3,000 new homes to the Lake Asbury area of Clay County. Homes are being built by Dream Finders, Pulte and Lennar, with a Lodge amenity center featuring a beach-entry pool, splash zone, exercise facility and pickleball courts. Edenbrooke includes an age-restricted, low-maintenance home section.
What it may mean for the marketAdds a large volume of new single-family housing supply and a private amenity center to the Lake Asbury area, expanding for-sale inventory across a range of home sizes and price points. The project is about 23 miles south of Olde Sutton Forest, elsewhere in Clay County.
Source: News4Jax - 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 project is about 22 miles south of Olde Sutton Forest, elsewhere in Clay County.
Source: Jax Daily Record - February 2026Infrastructure
JAXPORT details $250M Blount Island modernization and record cargo in 2026 State of the Ports
At its February 2026 State of the Ports address, JAXPORT outlined a $250 million modernization of Blount Island's container and vehicle-handling capabilities and reported record fiscal-2025 cargo volumes. The port also said an air-draft expansion to accommodate larger ships is on track to finish by the end of 2026.
What it may mean for the marketContinued heavy investment in the Blount Island port complex anchors long-term industrial employment on the northeast side, a structural demand driver for the surrounding area. The site is about 11 miles east of Olde Sutton Forest.
Source: News4Jax
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
Is Olde Sutton Forest a buyer's or seller's market right now?
How many homes are in Olde Sutton Forest?
What share of Olde Sutton Forest is owner-occupied?
When were the homes in Olde Sutton Forest built?
Who is the best real estate agent for Olde Sutton Forest?
How do I find a top Orange Park real estate agent who knows Olde Sutton Forest?
Can Momentum Realty connect me with an agent for Olde Sutton Forest?
Should you buy in Olde Sutton Forest?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Olde Sutton Forest with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: August 20, 2026) |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (2 streets, ZIP 32073)) |
| Under-contract shares | realMLS records, as of 2026-08-18 |
| Historical depth | Closed-sale records back to 2001 (39 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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