Reedy Branch Plantation
Homes for Sale in Jacksonville, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo courtesy of LUXURY PROPERTY SERVICES GROUP · via realMLS
Reedy Branch Plantation's pricing is set by a small, consistent product: homes built between 1998 and 2001, with a median living area of 2,514 square feet and a median year built of 1999. At a median price of $447,500 and $201 per square foot, the math here is straightforward — a single, larger-footprint build era in a defined community rather than a mix of eras competing on price.
Inventory is thin: 1 active listing against 204 homes in the community, with 8 closings in the trailing window producing 1.5 months of supply — a seller-leaning read reflected in a market heat score of 45. Prices are down 9.6% year over year even as the community sits 93% above its 2012 level, which reads as a pullback within a much longer run-up rather than a reversal of it. Typical time on market of just over 44 days fits the same picture: a market that is moving, but not urgently.
Reedy Branch Plantation right now
🟡 Balanced market. 1.7 months of supply and 0% of the inventory already under contract put buyers and sellers on roughly even footing.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 10, 2026. Confidence: Medium (1 active and pending listings, 7 closed sales in 12 months).
🔴 Off the recent peak. The trailing-12-month median ($440K) is down 8.0% from the prior 12 months ($478K) and up 90% since 2012. With about 8 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level realMLS closed sales, 12-month windows ending October 10. Confidence: Medium (7 and 6 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 10, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Reedy Branch Plantation market snapshot (as of October 10, 2026): the median sale price is about $440K ($200 per sq ft over the trailing 12 months of closed sales), a median 43 days on market for closed sales, and 1.7 months of supply, a balanced market. The trailing-12-month median is down 8% from the prior 12 months and up 90% since 2012, computed from record-level realMLS closed sales (7 closings in the current window).
Reedy Branch Plantation is a community of 204 homes in Jacksonville, Duval County, built between 1998 and 2001 (median 1999.0), with a median living area of about 2,514 square feet. 84% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Reedy Branch Plantation is a single-phase community of 204 homes built almost entirely between 1998 and 2001, which gives it a consistent size and style rather than a mix of construction eras. With 83.8% of homes carrying a homestead exemption, the community skews toward owner-occupancy rather than investor or rental turnover.
The setting & the homes.
Aerial and on-site photos of Reedy Branch Plantation. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Reedy Branch PlantationPhotos from realMLS listings in Reedy Branch Plantation; content deemed reliable but not guaranteed.
Who Reedy Branch Plantation is best for.
Best for
- Buyers who want a larger, single-era home (1998-2001 construction) and can move quickly when the rare listing appears.
- Move-up buyers whose budget is close to the community's $447,500 median price.
- Buyers prioritizing a low-turnover, owner-occupied setting over a wide selection of active listings.
Probably not for
- Buyers who want to compare several active listings before committing — there is typically only 1 on the market.
- Buyers shopping strictly under the community's median price point for a smaller floor plan.
- Buyers seeking a newer-construction product outside the 1998-2001 build window.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending October 10 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($440K) IS the median in the snapshot above, and the move from 2025 ($478K) IS the -8.0% one-year change.
Windows contain 4 to 15 sales each (7 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.
29% of homes for sale in ZIP 32065 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 (2026-10-10).
Reedy Branch Plantation Market Scorecard
Reedy Branch Plantation is currently a balanced market. About 1.7 months of supply, a median asking price of $674,900, and homes go under contract in about 141 days.
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 Reedy Branch Plantat, 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.
Homes For Sale Right Now in Reedy Branch Plantation
Live MLS inventory for Reedy Branch Plantation. 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 Reedy Branch Plantation listings as of 2026-10-10, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
Reedy Branch Plantation 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 Reedy Branch Plantation
- Pool · reported on 8 of 9 listings
- Playground · reported on 6 of 9 listings
- Clubhouse · reported on 2 of 9 listings
- Children's Pool · reported on 1 of 9 listings
- Management - Off Site · reported on 1 of 9 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 Reedy Branch Plantation are close: the nearest parks is about 4 minutes away.
- We Rock the Spectrum Kids Gym · Parks4 min
- Haven · Health4 min
- Charlie's Diner · Dining5 min
- Boutique du Pain · Coffee6 min
- BlackHeartz · Groceries9 min
- Baymeadows Village · Shopping9 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
- Greenland Pines Elementary SchoolFLDOE grade A · Public PreK-5 (Greenland Rd)
- Mandarin Middle SchoolFLDOE grade A · Public Middle 6-8
- Mandarin 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 Reedy Branch Plantation address.
Recent Developments in Reedy Branch Plantation
Development, infrastructure, retail, and school activity affecting Reedy Branch Plantation, 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 7 miles east of Reedy Branch Plantation.
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 west of Reedy Branch Plantation, elsewhere in Duval County.
Source: Hoodline - September 2026Development
UF Health Durbin Park 99-bed hospital opens in northern St. Johns County; Baptist Silverleaf adds emergency department
UF Health Durbin Park, a 99-bed hospital with a 24-hour emergency department on 42.5 acres, held its ribbon-cutting and opens the following week. Baptist Health's Silverleaf campus, about 10 miles south, is adding an emergency department, and AdventHealth and Acadia Health have also opened facilities near I-95. The county's population has grown more than 25% since 2020.
What it may mean for the marketNew hospital and emergency capacity shortens drive times to emergency care and adds healthcare jobs in northern St. Johns County. The site is about 6 miles south of Reedy Branch Plantation.
Source: Jacksonville Today - June 2026Infrastructure
First Coast Expressway advances as an economic-development corridor across Clay and St. Johns
The First Coast Expressway (State Road 23), a tolled beltway looping around the west and south of the Jacksonville metro, continued to open land for development along its corridor, with the final St. Johns County phase from Interstate 95 to east of County Road 2209 in progress. FDOT held a St. Johns County open house on the final phase in January 2026.
What it may mean for the marketNew limited-access highway capacity shortens commutes and opens adjacent land, changes that have historically shaped where new communities and demand concentrate. The site is about 17 miles southwest of Reedy Branch Plantation.
Source: Jax Daily Record - May 2026Retail & Dining
Grocery-anchored retail center proposed in Durbin Park
A grocery-anchored retail center was proposed at Durbin Park, the large mixed-use development near Interstate 95 and County Road 210 in northern St. Johns County, adding to the district's existing stores, restaurants, and Walmart-anchored core.
What it may mean for the marketAdded grocery and retail at Durbin Park deepens everyday conveniences in northern St. Johns County, an amenity factor that can support demand for surrounding communities. The site is about 8 miles south of Reedy Branch Plantation.
Source: Jax Daily Record - February 2026Retail & Dining
Durbin Park Walmart plans an expansion
The Walmart anchoring Durbin Park filed plans to expand in early 2026, reinforcing the retail core of the Interstate 95 and County Road 210 district in northern St. Johns County.
What it may mean for the marketInvestment in Durbin Park's retail anchor signals continued commercial strength in northern St. Johns County, which can reinforce the appeal of nearby residential areas. The site is about 8 miles south of Reedy Branch Plantation.
Source: Jax Daily Record
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 Reedy Branch Plantation buying strategy.
If we were buying in Reedy Branch Plantation 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 Reedy Branch Plantation.
A Single Build Era, Priced Accordingly
The community's homes were built in a tight window — 1998 to 2001 — with a median year built of 1999. That leaves little variance in construction-era systems across the community, so condition and updates are the more likely driver of price spread than vintage. At a median 2,514 square feet, homes here run larger than a typical entry-level product.
Homestead exemptions cover 83.8% of homes, consistent with the community's owner-occupancy pattern. Inventory is exceptionally tight — 1 active listing set against 204 total homes — which is the real story right now: there is very little for a buyer to compare, and a single new listing can materially move the visible spread.
The location and the amenities are priced into every listing in Reedy Branch Plantation. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Reedy Branch Plantation buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 5 factors (7.2). Basis: Long-Term Appreciation +90% since 2012; Recent Direction -8.0% year-over-year; Liquidity & Demand 1.7 months of supply; Owner Commitment 84% owner-occupied; Pricing Power 97.8% sale-to-list. Refreshed with each data update.
Why work with Momentum here
With only 1 listing active in Reedy Branch Plantation at any given time, pricing decisions here cannot lean on a deep pool of nearby comparables — they require pulling the community's closing history (8 closings in the current window) and reading it against the 93% run-up since 2012 and the recent 9.6% year-over-year pullback. That is the kind of hand-built analysis Momentum does before a number goes on a sign, not an automated estimate.
Reedy Branch Plantation in 15 seconds.
HOA, CDD & Fees
- Has a CDD assessment
- HOA reported ~$165/quarter
- 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.
Flood & Insurance Context
Of 8 sampled listing addresses in this community: 100% outside the FEMA Special Flood Hazard Area (Zone X/B/C).
Address-sampled; individual parcels vary - verify any specific address at msc.fema.gov. Check any address at FEMA's Flood Map Service Center, and see average home-insurance costs by Florida county.
Source: FEMA National Flood Hazard Layer, address-level lookups (n=8) · as of 2026-10
Tools for a Reedy Branch Plantation 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 Reedy Branch Plantation sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Reedy Branch Plantation, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Reedy Branch Plantation home worth?
Get a no-obligation home value based on real comparable sales in Reedy Branch Plantation, 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 Reedy Branch Plantation on the map →
Frequently Asked Questions
What is the median home price in Reedy Branch Plantation?
How long do homes in Reedy Branch Plantation take to sell?
Is Reedy Branch Plantation a buyer's or seller's market right now?
How many homes are in Reedy Branch Plantation?
What share of Reedy Branch Plantation is owner-occupied?
When were the homes in Reedy Branch Plantation built?
Have Reedy Branch Plantation home prices gone up?
What schools serve Reedy Branch Plantation?
Who is the best real estate agent for Reedy Branch Plantation?
How do I find a top Jacksonville real estate agent who knows Reedy Branch Plantation?
Can Momentum Realty connect me with an agent for Reedy Branch Plantation?
Should you buy in Reedy Branch Plantation?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Reedy Branch Plantation with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: October 10, 2026) |
| Community market stats | realMLS closed sales, 12-month windows ending October 10, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (3 streets, ZIP 32065/32216/32256)) |
| Under-contract shares | realMLS records, as of 2026-10-10 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2001 (237 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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