Olde Sutton Forest
Homes for Sale in Orange Park, FL
All 355 homes for sale in Orange Park, FL · median $339,999 · 156 homes for sale in 32073 · Clay County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of RE/MAX SPECIALISTS · via realMLS
As of October 2026, Olde Sutton Forest in Orange Park, FL has 2 homes for sale. Homes listed or recently sold were built 1999–2000; 4 of 4 report an HOA (median $17/mo); none of the 4 geocoded homes sit in a FEMA special flood hazard zone (median elevation 38 ft).
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.
Figures in this note are as of July 12, 2026. The live market numbers elsewhere on this page update nightly and are newer.
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 October 20, 2026. Confidence: Low (2 active and pending listings, 2 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 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.
realMLS (Northeast Florida) sales records identify 20 homes in Olde Sutton Forest that have changed hands since 2001, built between 1999 and 2005 (median 1999), with a median living area of about 1,990 sq ft and a typical 4-bedroom, 2-bath layout; 100% 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 7 qualified sales in Olde Sutton Forest across 2024–2025 (5 in 2024, 2 in 2025), median $370,000 — 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 Olde Sutton Forest. Swipe to explore the community.
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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, 204 homes are on the market and 22% are under contract — a steady corner of Orange Park.
Across Clay County, 1,405 homes are active and 462 pending (25% under contract).
In ZIP 32073 (Orange Park), 1,011 homes closed in the last 12 months at a median of $296K ($172/sq ft), down 2.3% year over year, with a median 36 days on market. Right now 191 active and 73 pending listings put supply at about 7.7 months — a balanced market. See the live ZIP 32073 housing market and the Clay County market.
ZIP and county figures describe the wider market, not Olde Sutton Forest specifically. Momentum Research analysis of MLS records.
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 2026-10-20, 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 contributors.
Schools
- Clay County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Argyle · Elementary
- Orange Park · 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.
Shop the zone: Homes zoned for Argyle Elementary School · Homes zoned for Orange Park Middle School · Homes zoned for Orange Park High School
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.
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 all homes for sale in Orange Park →
Recently off market in Olde Sutton Forest
Homes in Olde Sutton 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. 3 on record.
- 3020 Golden Pond Boulevard · off market
- 411 Summit Drive · off market
- 447 Summit Drive · off market
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.
Just listed in Olde Sutton Forest
The newest homes for sale in Olde Sutton Forest right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 451 Summit Drive $315,000 · 4 bd · 2 ba · 1,773 sq ft · 40 days on market Courtesy of EXP REALTY LLC
- 2975 Golden Pond Boulevard $327,000 · 4 bd · 2 ba · 1,947 sq ft · 456 days on market Courtesy of WATSON REALTY CORP
Checked against the MLS Oct 20, 2026. All new listings in this market.
Every Home for Sale in Olde Sutton Forest Orange Park Right Now (2)
All 2 active and pending Olde Sutton Forest Orange Park listings with a detail page, newest first, refreshed twice a day from the MLS.
- 451 Summit Drive · $315,000 · 4 bd / 2 ba · listed Sep 10, 2026 · listed by Exp Realty Llc
- 2975 Golden Pond Boulevard · $327,000 · 4 bd / 2 ba · listed Jul 22, 2026 · listed by Watson Realty Corp
Recently sold in Olde Sutton Forest Orange Park
- 3020 Golden Pond Boulevard · sold $298,000
- 447 Summit Drive · sold $305,000
Closed sales from the MLS; each page shows the sold price, taxes and value history.
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Orange Park guides & data
- Market data
- Cost of living
- Best neighborhoods
- Flood zones
- Property taxes (Clay County)
- Homestead exemption (Clay County)
- Home insurance cost
- New construction
Florida buyer guides
- Florida home insurance rates by county
- Florida property tax by county
- Florida property tax calculator
- What flood zone X means
- The 4-point inspection, explained
- Florida flood insurance calculator
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Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- Summit Drive (13 homes on record)
- Golden Pond Boulevard (5 homes on record)
- Dover Bluff Drive (1 homes on record)
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 October 2026.
- October 2026Retail & Dining
Council committee defers vote on incentives for Downtown Publix at 119 W. Beaver St.
The Finance Committee deferred a $49.65 million incentive package for Gateway Jax's $140.15 million high-rise anchored by a Publix at 119 W. Beaver St. The tower is planned with 259 apartments and about 400 parking spaces. The committee is scheduled to revisit the bill Nov. 4, the day after the Amendment 3 vote.
What it may mean for the marketThe timing of the first full-size grocery store in the Downtown core depends on the incentive vote, affecting nearby retail access. The site is about 2 miles southeast of Olde Sutton Forest.
Source: Jacksonville Today - September 2026Infrastructure
JEA advances about $690 million in infrastructure projects including Fulton Cut transmission line raise near JAXPORT
JEA is moving forward with three water reclamation projects (Blacks Ford in northwest St. Johns County, over $220 million; near Jacksonville International Airport, about $193 million; East Arlington, just under $165 million) and the $117 million Fulton Cut transmission line clearance over the St. Johns River near Blount Island. Fulton Cut, shared with JAXPORT and the city, is expected to finish in summer 2027 and all four projects by 2030.
What it may mean for the marketRaised power lines support larger ship access to port terminals, and new reclamation capacity supports growth in surrounding areas. The site is about 11 miles east of Olde Sutton Forest.
Source: News4JAX - September 2026Development
Gateway Jax seeks more than $70 million in city incentives for Riverfront Plaza tower and Hotel Merrydelle
Gateway Jax is requesting about $55.4 million in incentives for a 17-story, roughly $271.5 million Riverfront Plaza tower with 130 to 170 hotel rooms and 50 to 150 residences on Independent Drive. It also seeks a $15 million loan for the nearly $50 million renovation of the former Ambassador Hotel at 420 Julia Street. The Downtown Investment Authority board votes Sept. 16 and City Council has the final say.
What it may mean for the marketIf approved, the projects would add hotel rooms, residences and restaurants along the Downtown riverfront. The site is about 3 miles southeast of Olde Sutton Forest.
Source: Jacksonville Today - September 2026Development
Downtown review board approves concept for first new University of Florida graduate campus building in LaVilla
The Downtown Development Review Board voted 7-0 on Sept. 10 for a six to eight story, roughly 185,000 square foot academic building on a 2.34-acre site bounded by West Bay, Forsyth and North Lee streets. It is the first new building in a multiphase UF graduate and semiconductor institute campus estimated at $345 million. UF hopes to break ground in December, pending final design review and permitting.
What it may mean for the marketA large graduate campus adds education and technology jobs and daytime foot traffic to the western Downtown core. The site is about 2 miles southeast of Olde Sutton Forest.
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 site is about 3 miles southeast of Olde Sutton Forest.
Source: News4Jax - 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.
23% of homes for sale in ZIP 32073 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 (2026-10-20).
Email me new listings in Olde Sutton Forest
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Ask an agent about Olde Sutton Forest
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Olde Sutton Forest will answer, and the answer is published on this page for the next buyer.
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?
Where is Olde Sutton Forest, and what county is it in?
How far is Olde Sutton Forest from downtown Jacksonville and the beach?
Should you buy in Olde Sutton 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 20, 2026) |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (2 streets, ZIP 32073)) |
| Under-contract shares | realMLS records, as of 2026-10-20 |
| 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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