Reed Island
Homes for Sale in Jacksonville, FL
All 4,508 homes for sale in Jacksonville, FL · median $299,990 · 156 homes for sale in 32225 · Duval County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of REAL BROKER LLC · via realMLS
Over the 12 months ending 2026-10-31, 6 recorded sales closed at a median of $587,500, $253 per square foot, a median 14 days on market, sellers accepting 102% of original asking. Homes listed or recently sold were built 2001–2012; 6 of 6 report an HOA (median $45/mo); none of the 6 geocoded homes sit in a FEMA special flood hazard zone (median elevation 13 ft). At the median price and Duval County's FY2025-26 rate of 17.86 mills, annual property tax runs about $10,500 ($9,760 with the full homestead exemption).
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.
Figures in this note are as of July 15, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Nearby homes for sale
No active listings inside Reed Island right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
Reed Island market snapshot (as of October 31, 2026): the median sale price is about $588K ($253 per sq ft over the trailing 12 months of closed sales), and a median 14 days on market for closed sales.
In ZIP 32225 (Jacksonville), 544 homes closed in the last 12 months at a median of $375K ($221/sq ft), up 1.0% year over year, with a median 33 days on market. Right now 163 active and 86 pending listings put supply at about 4.1 months — a healthy market. See the live ZIP 32225 housing market and the Duval County market.
County records show 9 qualified sales in Reed Island across 2024–2025 (6 in 2024, 3 in 2025), median $650,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Reed Island is a community of 167 homes in Jacksonville, Duval County, built between 1986 and 2024 (median 2003), with a median living area of about 3,103 square feet. 88% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
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 October 31 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 7 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.
27% 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 (2026-10-31).
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.
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 contributors.
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.
Nearby Communities
Explore more neighborhoods near Reed Island with Momentum Realty’s local guides.
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 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 project is about 9 miles southwest of Reed Island, elsewhere in Duval County.
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 1 mile northeast of Reed Island.
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 project is about 8 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 - 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 - 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.
What it really costs to own in Reed Island
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| HOA dues | Median $542/year (about $45/month) across 6 MLS listings (most billed annually; 2026-11-01). Dues cover what the documents say they cover; ask for the budget and reserve study. |
|---|---|
| Home and flood insurance | The average Citizens Property Insurance premium in Duval County is $1,315/yr (2,001 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. |
Email me new listings in Reed Island
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Ask an agent about Reed Island
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Reed Island will answer, and the answer is published on this page for the next buyer.
HOA, CDD & Fees
- No CDD
- HOA reported ~$542/year
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?
Get a no-obligation home value based on real comparable sales in Reed Island, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Recently off market in Reed Island
Homes in Reed Island 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. 7 on record.
- 11294 Kingsley Manor Way · off market
- 11309 Reed Island Drive · off market
- 11318 Island Club Lane · off market
- 11319 Kingsley Manor Way · off market
- 11400 Reed Island Drive · off market
- 11405 Reed Island Drive · off market
- 4907 Reed Island Trail · off market
| Location | Jacksonville, Duval County, FL · ZIP 32225 |
|---|---|
| Homes in the community | 167 (FL DOR 2025 assessment roll) |
| Years built | 1986–2024 (median 2003) |
| Typical living area | 3,103 sq ft (median) |
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | Boat Launch, Playground, Tennis Court(s), Boat Dock, Fishing, Gated |
| Sale prices, last 12 months | $587,500 median across 6 closed sales · $253 per sq ft |
| Days on market (closed sales) | 14 median |
| For sale right now | 0 active, 0 pending |
| Owner-occupied (homestead) share | 88% |
| Zoned public schools | Fort Caroline Elementary School (C, FLDOE 2025-26); Fort Caroline Middle School (B, FLDOE 2025-26); Sandalwood High School (A, FLDOE 2025-26) |
Data as of October 31, 2026. Data provided by realMLS; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Reed Island key facts,” movewithmomentum.com/neighborhoods/reed-island-jacksonville, data as of October 31, 2026.
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.
Recently sold in Reed Island Jacksonville
- 11405 Reed Island Drive · sold $575,000
- 11318 Island Club Lane · sold $553,000
- 4907 Reed Island Trail · sold $550,000
- 11319 Kingsley Manor Way · sold $1,820,000
- 11400 Reed Island Drive · sold $615,000
- 11309 Reed Island Drive · sold $600,000
Closed sales from the MLS; each page shows the sold price, taxes and value history.
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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.
- Kingsley Manor Way (13 homes on record)
- Reed Island Drive (12 homes on record)
- Reed Island Drive (11 homes on record)
- Kingsley Manor Way (11 homes on record)
Frequently Asked Questions
What is the median home price in Reed Island?
How long do homes in Reed Island take to sell?
How many homes are in Reed Island?
What share of Reed Island is owner-occupied?
When were the homes in Reed Island built?
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?
Where is Reed Island, and what county is it in?
How far is Reed Island from downtown Jacksonville and the beach?
Is Reed Island a good place to live?
Should you buy in Reed Island?
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 31, 2026) |
| Community market stats | realMLS closed sales, 12-month windows ending October 31, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (4 streets, ZIP 32225)) |
| Under-contract shares | realMLS records, as of 2026-10-31 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2003 (54 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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More on Reed Island
- Home values · What homes in Reed Island actually sell for