Raintree
Homes for Sale in Jacksonville, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Raintree is a mid-1980s subdivision where the homes were built within a tight window, so what separates one sale from the next isn't the floor plan or the era — it's condition and updates. The median sits at $237,500, and around that number you'll see a wide spread driven almost entirely by how much work a home has or hasn't had. At roughly $202 per square foot on a median footprint near 1,416 square feet, the pricing is straightforward; the variance lives in the finishes.
The market posture here is measured, not frantic. A median of 41 days on market and a heat score of 42 tell you this is a place where well-prepared listings sell and overpriced ones sit. For buyers, that means room to inspect and negotiate rather than waving contingencies. For sellers, it means presentation and realistic pricing do the heavy lifting — the market rewards a clean, updated home and penalizes one that leans on the address alone.
The 60-Second Overview
Raintree market snapshot (as of July 11, 2026): the median sale price is about $238K ($203 per sq ft over the trailing 12 months of closed sales), and a median 41 days on market for closed sales.
Raintree is a community of 157 homes in Jacksonville, Duval County, built between 1984 and 1986 (median 1984), with a median living area of about 1,416 square feet. 72% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Raintree is a small, established Jacksonville pocket of about 157 homes, most of them owner-occupied — a homestead share near 72% signals a community held by long-term owners rather than churned by investors.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 11 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($238K) IS the median in the snapshot above.
Windows contain 0 to 10 sales each (10 in the current window); every figure carries its sample size, and thin markets swing on single closings. 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.
30% of homes for sale in ZIP 32257 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 (2026-07-10).
A condition-driven market on a fixed vintage
Because these homes were built between 1984 and 1986, you're buying a known quantity structurally — roughly 1,400-square-foot homes of a consistent generation. The upside is predictability. The catch is that systems, roofs, and kitchens on homes of this age are at or past the point where updates matter, and that's exactly where the price gap opens between an updated home and a dated one.
The long-term track record is real: values are up 208% since 2012. That's history, not a forecast, and it reflects the broader Jacksonville run more than anything unique to the street. What it does confirm is a community that has held demand across cycles, supported by a high share of owner-occupants who tend to hold rather than flip.
Why work with Momentum here
In a condition-driven market like Raintree, the money is made or lost on how a home is priced against its actual updates — not against the median. We help sellers spend renovation dollars where they return, and we help buyers read past cosmetics to the roof, HVAC, and plumbing that define value on a 1980s home. With turnover measured in a handful of recent closings, local read matters more than a broad algorithm.
Raintree in 15 seconds.
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Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Raintree sales matched to your home.
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Frequently Asked Questions
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An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | realMLS closed sales, 12-month windows ending July 11, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (4 streets, ZIP 32068/32217/32257)) |
| Under-contract shares | realMLS records, as of 2026-07-10 |
| Historical depth | Closed-sale records back to 2001 (153 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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