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.
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 August 21, 2026. Confidence: Low (1 active and pending listings, 1 closed sales in 12 months).
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Updated August 21, 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 25% are under contract — a steady corner of Jacksonville.
Across Duval County, 3,861 homes are active and 1,760 pending (31% under contract).
ZIP and county figures describe the wider market, not Richard Heirs specifically. Momentum Research analysis of MLS records.
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 2026-08-21, 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.
HOA, CDD & Fees
- 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.
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 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 8 miles west of Richard Heirs, 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 5 miles northwest of Richard Heirs, 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 16 miles west of Richard Heirs, elsewhere in Duval County.
Source: Jax Daily Record - 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 south of Richard Heirs.
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 project is about 10 miles northeast of Richard Heirs, elsewhere in Duval County.
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 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
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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: August 21, 2026) |
| Under-contract shares | realMLS records, as of 2026-08-18 |
| 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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