Richard Heirs
Homes for Sale in Jacksonville, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of COLDWELL BANKER VANGUARD REALTY · via realMLS
What sets price in Richard Heirs is condition, not address. The housing stock spans homes built from 1922 to 2023, with a median build year of 1952, so you are buying into a place where a renovated bungalow and an unrenovated one can sit on the same block at very different numbers. The median living area is right around 1,797 square feet, which tells you most of these are modest, walkable-scale houses rather than sprawling new construction.
For buyers, that spread is the opportunity: the work you are willing to take on largely determines what you pay. For sellers, it means comps are only as useful as the condition behind them — a clean, updated house should be positioned on its own merits rather than lumped with tired inventory. With no closings recorded in the current window, price your listing off condition and product type, not off a headline neighborhood average.
Figures in this note are as of July 12, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Richard Heirs right now
🟢 Buyer-leaning market. 12.0 months of supply and 0% of the inventory already under contract give buyers above-average negotiating leverage.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 23, 2026. Confidence: Low (1 active and pending listings, 1 closed sales in 12 months).
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· Updated October 23, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Richard Heirs is an older, established Jacksonville pocket in Duval County with roughly 270 homes and a build history running from the 1920s through recent infill. Expect an eclectic streetscape where age and condition, more than square footage, drive value.
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.
The setting & the homes.
Aerial and on-site photos of Richard Heirs. Swipe to explore the community.
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Richard HeirsPhotos from realMLS listings in Richard Heirs; content deemed reliable but not guaranteed.
Who Richard Heirs is best for.
Best for
- Buyers comfortable budgeting for renovation on an older house
- Owner-occupants wanting a modest, walkable-scale footprint
- Long-hold buyers who value an established location over new build
Probably not for
- Buyers who need turnkey, warranty-backed new construction
- Anyone wanting predictable, uniform comps across the neighborhood
- Buyers unwilling to inspect and price around variable home condition
The market around Richard Heirs
Richard Heirs is too small for its own price trend, so here is the market around it.
In ZIP 32216, 188 homes are on the market and 20% 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 Richard Heirs specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in Richard Heirs, 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 Richard Heirs
Live MLS inventory for Richard Heirs. 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 Richard Heirs listings as of 2026-10-21, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
The Richard Heirs buying strategy.
If we were buying in Richard Heirs 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.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
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 Richard Heirs.
An older core with new edges
The median year built of 1952 anchors this as a mid-century neighborhood, but the range up to 2023 means some lots have been redeveloped or filled in. That mix rewards buyers who can read a house — knowing which systems are original and which have been updated matters more here than in a uniform subdivision.
A homestead share near 62% suggests a meaningful portion of these homes are owner-occupied rather than held purely as rentals, which tends to show up in the way blocks are maintained. Living areas cluster around 1,797 square feet, so this is a market of right-sized houses — think practical footprints rather than trophy homes.
The location and the amenities are priced into every listing in Richard Heirs. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a neighborhood this varied, the number that matters is the one behind the walls. We walk the house, weigh condition against the wide spread you see across 1922-to-2023 vintages, and price or negotiate off what is actually in front of us — not a blended average that flatters a tired listing or penalizes a renovated one.
Richard Heirs in 15 seconds.
Tools for a Richard Heirs 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 Richard Heirs sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Richard Heirs, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Richard Heirs home worth?
Get a no-obligation home value based on real comparable sales in Richard Heirs, 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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Recent Developments in Richard Heirs
Development, infrastructure, retail, and school activity affecting Richard Heirs, 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 site is about 5 miles northwest of Richard Heirs.
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 site is about 3 miles south of Richard Heirs.
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 11 miles northeast of Richard Heirs.
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 5 miles northwest of Richard Heirs.
Source: Jacksonville Today - September 2026Development
Downtown review board approves concept for first new University of Florida graduate campus building in LaVilla
The Downtown Development Review Board voted 7-0 on Sept. 10 for a six to eight story, roughly 185,000 square foot academic building on a 2.34-acre site bounded by West Bay, Forsyth and North Lee streets. It is the first new building in a multiphase UF graduate and semiconductor institute campus estimated at $345 million. UF hopes to break ground in December, pending final design review and permitting.
What it may mean for the marketA large graduate campus adds education and technology jobs and daytime foot traffic to the western Downtown core. The site is about 5 miles northwest of Richard Heirs.
Source: Jacksonville Today - 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 10 miles northeast of Richard Heirs.
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
Is Richard Heirs a buyer's or seller's market right now?
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What share of Richard Heirs is owner-occupied?
When were the homes in Richard Heirs built?
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Should you buy in Richard Heirs?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Richard Heirs with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: October 21, 2026) |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (3 streets, ZIP 32207/32211/32216)) |
| Under-contract shares | realMLS records, as of 2026-10-20 |
| Historical depth | Closed-sale records back to 2007 (34 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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