Reed Island
Homes for Sale in Jacksonville, FL
True comps, carrying-cost math, and listings before the portals.
Reed Island's price is set by size and water access, not by scarcity of comparable inland product. The median home here runs 3,103 square feet, with a median build year of 2003 inside a build-out that spans 1986 to 2024, and the median sale price of $600,000 works out to $250.71 per square foot. That's the math of a larger-footprint, boat-access community where square footage and a dock do the pricing work rather than an entry-level price point.
Right now there are zero active listings in Reed Island, which tells you more about supply than about demand. A median 32 days on market and a market heat score of 58 point to a market that moves at a measured pace when something does list, not a frenzy. With prices up 117% since 2012 and homestead exemptions filed on 88.2% of homes, this reads as a hold community: owners aren't cycling through quickly, and when a home does come up, it tends to already carry equity built over years.
The 60-Second Overview
Reed Island market snapshot (as of August 26, 2026): the median sale price is about $588K ($253 per sq ft over the trailing 12 months of closed sales), and a median 26 days on market for closed sales.
Reed Island is a gated, boat-access community of 167 homes in Jacksonville's Duval County, where a boat dock, boat launch, and fishing access sit alongside the pool and tennis courts inside the security gate. Homes here were built between 1986 and 2024, with the community's typical home landing at 3,103 square feet and a 2003 build year.
The setting & the homes.
Aerial and on-site photos of Reed Island. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Reed IslandPhotos from realMLS listings in Reed Island; content deemed reliable but not guaranteed.
Who Reed Island is best for.
Best for
- Buyers with a flexible timeline who can wait for a boat-access listing to surface.
- Buyers whose budget centers near $600,000 and who want a larger home, around 3,103 square feet, with a dock and gate.
- Long-term holders comfortable with a community where turnover is slow and homestead-filed ownership sits at 88.2%.
Probably not for
- Buyers who need to close within a set window and can't wait out zero current active listings.
- Buyers shopping strictly for the smallest, least expensive entry point under the $600,000 median.
- Investors seeking quick turnover in a community where owner-occupancy runs as high as 88.2%.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending August 26 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($588K) IS the median in the snapshot above.
Windows contain 1 to 8 sales each (6 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.
37% of homes for sale in ZIP 32225 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 (2026-08-18).
Reed Island Market Scorecard
Reed Island is currently a balanced market..
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Housing distress & ownership in Reed Island, 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.
Reed Island 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 Reed Island
- Playground · reported on 2 of 6 listings
- Tennis Court(s) · reported on 2 of 6 listings
- Boat Launch · reported on 2 of 6 listings
- Pool · reported on 1 of 6 listings
- Gated · reported on 1 of 6 listings
- Security Gate · reported on 1 of 6 listings
- Boat Dock · reported on 1 of 6 listings
- Fishing · reported on 1 of 6 listings
Community amenities as reported across realMLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
How far is everything?
Everyday stops around Reed Island are close: the nearest parks is about 4 minutes away.
- Ed Austin Regional Dog Park · Parks4 min
- Cobblestone Plaza · Shopping5 min
- Publix · Groceries6 min
- Starbucks · Coffee6 min
- Ascension St. Vincent's Emergency Care · Health12 min
- Palms Fish Camp Restaurant · Dining21 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
- Fort Caroline Elementary SchoolFLDOE grade C · Public elementary (PreK-5)
- Fort Caroline Middle SchoolFLDOE grade B · Public middle (6-8)
- Sandalwood High SchoolFLDOE grade A · Public high (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 Reed Island address.
Recent Developments in Reed Island
Development, infrastructure, retail, and school activity affecting Reed Island, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- July 2026Development
JWB secures funding for 108 affordable housing units in Jacksonville
Jacksonville Today reported that JWB Real Estate Capital secured about $28.59 million in gap funding for 108 income-restricted units across three Westside sites on Tracy, Justina and Ricker roads. Plans include 38 townhome-style units and two sets of 35 efficiency units, priced at or below 60% of area median income for 50 years. Groundbreaking is expected by September 2026 with completion in 2027.
What it may mean for the marketAdds new income-restricted rental and townhome housing supply on the Westside, increasing the stock of long-term affordable units and drawing public and tax-credit investment into three infill sites. The project is about 16 miles southwest of Reed Island, elsewhere in Duval County.
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 project is about 8 miles southwest of Reed Island, elsewhere in Duval County.
Source: News4Jax - June 2026Development
Hillwood contracts with the City of Jacksonville for 192 acres at AllianceFlorida at Cecil Commerce Center
Master developer Hillwood contracted with the City of Jacksonville for 192 acres at AllianceFlorida at Cecil Commerce Center on Jacksonville's Westside, continuing the buildout of the former Naval Air Station Cecil Field into an industrial and logistics park.
What it may mean for the marketContinued absorption of large industrial parcels at Cecil signals sustained employment growth on the Westside, which can support housing demand across nearby communities. The project is about 23 miles southwest of Reed Island, elsewhere in Duval County.
Source: Jax Daily Record - 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 1 mile northeast of Reed Island.
Source: JAXPORT - April 2026Development
Hillwood seeks to mass-grade an AllianceFlorida site for a possible 1 million-square-foot building
Hillwood asked to mass grade a site at AllianceFlorida at Cecil Commerce Center to prepare for a possible 1 million-square-foot building, a step that typically precedes a large industrial or distribution user committing to the Westside park.
What it may mean for the marketA build-ready million-square-foot pad points to a potential large employer on the Westside, the kind of jobs anchor that can lift demand for nearby housing. The project is about 23 miles southwest of Reed Island, elsewhere in Duval 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 1 mile northeast of Reed Island.
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.
The Reed Island buying strategy.
If we were buying in Reed Island 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 Reed Island.
The Math Behind Reed Island's Price
At a median of $600,000, or $250.71 per square foot, Reed Island's pricing reflects a genuinely larger home: the median living area here is 3,103 square feet. The build-out itself runs wide, from 1986 through 2024, with a median year built of 2003, so buyers are shopping a mix of established construction and newer infill rather than a single-era subdivision.
Inventory discipline shows up in two places: zero active listings as of this snapshot, and a homestead share of 88.2%, meaning the large majority of homes are owner-occupied primary residences rather than investment or seasonal stock. That combination — high owner-occupancy, no active listings, and a median 32-day DOM when something does sell — is consistent with a community where turnover is a choice, not a necessity. Long-term, prices are up 117% since 2012, and the market heat score sits at 58, a moderate reading that fits a community trading on its own schedule.
The location and the amenities are priced into every listing in Reed Island. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
With zero active listings in Reed Island right now, the next sale here is likely to surface off a phone call before it shows up on a search portal. Momentum tracks this community's closings and homestead activity specifically so a client isn't starting from zero when something does come up — knowing the median 3,103-square-foot home, the $250.71 per-square-foot benchmark, and the pace implied by a 32-day median DOM means we can move the moment a listing is real.
Reed Island 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.
Page states no CDD.
Tools for a Reed Island 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 Reed Island sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Reed Island, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Reed Island home worth?
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Frequently Asked Questions
What is the median home price in Reed Island?
How long do homes in Reed Island take to sell?
Have Reed Island home prices gone up?
What schools serve Reed Island?
Who is the best real estate agent for Reed Island?
How do I find a top Jacksonville real estate agent who knows Reed Island?
Can Momentum Realty connect me with an agent for Reed Island?
Should you buy in Reed Island?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Reed Island with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: August 26, 2026) |
| Community market stats | realMLS closed sales, 12-month windows ending August 26, 2026 |
| Under-contract shares | realMLS records, as of 2026-08-18 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2003 (101 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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