Pine Meadows
Homes for Sale in Jacksonville, FL
True comps, carrying-cost math, and listings before the portals.
The honest starting point on Pine Meadows is that the current data window shows no recent closings, so there is no reliable median or transaction pace to anchor a price read against. That is not a red flag by itself — it usually signals a small or quiet segment of the Jacksonville market where homes trade infrequently — but it does mean pricing here is driven by the individual property far more than by any neighborhood trend line.
For a buyer, that puts the work on condition, lot, and recent comparable sales just outside the community rather than inside it. For a seller, it means pricing is a case-by-case exercise, not a matter of matching a running average. Both sides should expect to lean on current active listings and adjacent Duval County activity to build a number, because Pine Meadows itself is not generating enough volume right now to set one.
Figures in this note are as of July 12, 2026. The live market numbers elsewhere on this page update nightly and are newer.
The 60-Second Overview
Pine Meadows is a Jacksonville community in Duval County that trades quietly — the current snapshot shows no closings in the measured window, so treat it as a market where each home stands on its own rather than one with a clear, published trend.
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 Pine Meadows is best for.
Best for
- Buyers who are comfortable making an offer based on a specific property's condition rather than a neighborhood average
- Sellers willing to price patiently and lean on nearby comparable sales to justify their number
- Buyers who value a quieter, low-turnover segment of Jacksonville over a fast-moving one
Probably not for
- Buyers who require a published median and clear price trend before committing
- Sellers needing a quick, high-certainty sale backed by heavy recent transaction volume
- Buyers who want a large pool of active listings to compare side by side
The market around Pine Meadows
Pine Meadows is too small for its own price trend, so here is the market around it.
In ZIP 32246, 237 homes are on the market and 27% are under contract — a steady 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 Pine Meadows specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in Pine Meadows, 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.
The Pine Meadows buying strategy.
If we were buying in Pine Meadows 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 Pine Meadows.
Pricing a market with no recent prints
When a community has no closings in the current window, the temptation is to guess at a number. We do not do that. Instead, the right approach is to value the specific home in front of you — its condition, updates, lot, and layout — and then triangulate against what has actually sold nearby in Duval County within a comparable timeframe.
The practical upshot is that spreads can be wide. A well-kept, updated home and a dated one in the same community may justify very different numbers, and without a running median to average them out, that gap is more visible here than in a high-volume neighborhood. Patience and good comparable work matter more than a headline statistic.
The location and the amenities are priced into every listing in Pine Meadows. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
A thin data window is exactly where a local broker earns their keep. We build pricing from the property and from adjacent Duval County sales rather than from a stale or missing average, and we will tell you plainly when the evidence supports a number and when it does not.
Pine Meadows in 15 seconds.
Tools for a Pine Meadows 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 Pine Meadows sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Pine Meadows, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Pine Meadows home worth?
Get a no-obligation home value based on real comparable sales in Pine Meadows, 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 Pine Meadows on the map →
Recent Developments in Pine Meadows
Development, infrastructure, retail, and school activity affecting Pine Meadows, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- October 2026Market
St. Johns County denies 4,462-acre Palm Valley farmland housing application under new state enclave law
Commissioners denied 3-2 on Sept. 15 the 4,462-acre Palm Valley application near Nocatee under the state agricultural enclave law, and the county plans to fight it in court. Another proposal of nearly 1,200 acres and about 15,000 homes south of St. Augustine was approved in August, then denied 3-2 on Sept. 28. St. Johns County has received 16 applications under the law.
What it may mean for the marketThe outcome of these applications will shape how much new housing supply can be added on rural land in the county. The site is about 11 miles southeast of Pine Meadows.
Source: Jacksonville Today - 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 7 miles southwest of Pine Meadows, elsewhere in Duval County.
Source: Hoodline - 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 8 miles north of Pine Meadows.
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 8 miles west of Pine Meadows.
Source: Jacksonville Today - April 2026Development
Southeast Toyota opens $170M vehicle-processing facility at JAXPORT's Blount Island, adding 400-plus jobs
Southeast Toyota Distributors dedicated a new vehicle processing facility at JAXPORT's Blount Island Marine Terminal in April 2026. The company put the investment at $170 million and said the facility created more than 400 full-time jobs, most of them hired locally.
What it may mean for the marketA large new employment center on Blount Island adds sustained local job demand, a factor that has historically supported nearby housing absorption. The site is about 8 miles north of Pine Meadows.
Source: JAXPORT - 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 8 miles north of Pine Meadows.
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
How many homes are in Pine Meadows?
What share of Pine Meadows is owner-occupied?
When were the homes in Pine Meadows built?
Who is the best real estate agent for Pine Meadows?
How do I find a top Jacksonville real estate agent who knows Pine Meadows?
Can Momentum Realty connect me with an agent for Pine Meadows?
Should you buy in Pine Meadows?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Pine Meadows with Momentum Realty’s local guides.
Data sources & freshness
| Housing stock & ownership | Florida DOR assessment roll (street-list match (1 streets, ZIP 32216/32246)) |
| Under-contract shares | realMLS records, as of 2026-10-20 |
| Historical depth | Closed-sale records back to 2001 (25 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 →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how Pine Meadows fits the bigger picture — live prices, inventory, and Momentum Scores: