River Story
Homes for Sale in Jacksonville, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of FLORIDA HOMES REALTY & MTG LLC · via realMLS
River Story sits at the top end of the Jacksonville market, with a median around $1.65M and roughly $430 per square foot. At this level, price is driven far less by any list-and-sell formula and far more by the specifics of the individual home — lot position, finish level, condition, and proximity to the water all move the number well beyond what a per-foot average can capture. Treat the median as a starting reference, not a rule.
The current posture is a cooling one. Prices are down about 5.7% year over year, and the typical home is taking just under 40 days to reach contract — patient, not frantic. For sellers that means pricing to the current market rather than last year's, and preparing a home to show at its best. For buyers it means there is room to be selective and to negotiate on condition. Note that this snapshot rests on a thin closings window, so read every figure as directional.
River Story right now
🟡 Balanced market. 6.0 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 August 21, 2026. Confidence: Medium (2 active and pending listings, 4 closed sales in 12 months).
🟡 Still climbing. The trailing-12-month median ($1.74M) is up 0.7% from the prior 12 months ($1.73M). With about 2 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 August 21. Confidence: Low (4 and 3 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
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
River Story market snapshot (as of August 21, 2026): the median sale price is about $1.74M ($456 per sq ft over the trailing 12 months of closed sales), a median 34 days on market for closed sales, and 6.0 months of supply, a balanced market. The trailing-12-month median is up 1% from the prior 12 months, computed from record-level realMLS closed sales (4 closings in the current window).
River Story is a high-end Jacksonville enclave where the median sits near $1.65M and value is set home-by-home rather than by any neighborhood price band. Expect a wide spread around that median depending on condition and setting.
The setting & the homes.
Aerial and on-site photos of River Story. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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River StoryPhotos from realMLS listings in River Story; content deemed reliable but not guaranteed.
Who River Story is best for.
Best for
- Buyers with a budget at or above the mid-seven-figure median who want a distinctive, high-finish home
- Patient buyers willing to take advantage of a slower, negotiable market
- Sellers prepared to price to today's cooling conditions and present the home at its best
Probably not for
- Buyers seeking an entry-level price point or a value play
- Anyone who needs a fast, high-certainty comp to justify an offer
- Sellers anchored to last year's higher pricing
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending August 21 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($1.74M) IS the median in the snapshot above, and the move from 2025 ($1.73M) IS the +0.7% one-year change.
Windows contain 0 to 4 sales each (4 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.
32% of homes for sale in ZIP 32223 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).
River Story Market Scorecard
River Story is currently a balanced market. About 6.0 months of supply, a median asking price of $3,272,000, and homes go under contract in about 93 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 River Story, 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 River Story
Live MLS inventory for River Story. 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 River Story listings as of 2026-08-22, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
River Story 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 River Story
- Security Gate · reported on 3 of 5 listings
- Gated · reported on 2 of 5 listings
- 24 Hour Security · reported on 1 of 5 listings
- Security Fence · reported on 1 of 5 listings
- Maintenance Grounds · reported on 1 of 5 listings
- Security · reported on 1 of 5 listings
Community amenities as reported across realMLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
Schools
- Duval County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Loretto · Elementary
- Mandarin · Middle
- Mandarin · High
Zoned schools reflect the assignments reported on recent River Story listings 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 River Story address.
The River Story buying strategy.
If we were buying in River Story 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 River Story.
A condition-driven luxury market
At roughly $430 per square foot against a median near $1.65M, River Story is a market where the details carry the price. Two homes of similar size can land far apart based on renovation level, lot, and views, so comparables here require real judgment rather than a simple average. The single median figure is useful for orientation, but it will not tell you what any specific property should trade for.
With a median around 39.5 days on market and prices off about 5.7% from a year ago, the pace is measured and the leverage has shifted modestly toward buyers. The very small number of recent closings behind these figures means one or two atypical sales can swing the read, so lean on current, property-specific analysis before committing to a number on either side of the table.
The location and the amenities are priced into every listing in River Story. 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 River Story 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 3 factors (6.1). Basis: Recent Direction +0.7% year-over-year; Liquidity & Demand 6.0 months of supply; Pricing Power 97.2% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a thin, high-dollar market like River Story, an average or a headline percentage will mislead you. We underwrite each home on its own merits — condition, lot, and setting — and we tell you plainly when the price does not match the property. Whether you are pricing to sell into a cooling market or negotiating on the buy side, our job is to give you a defensible number, not a hopeful one.
River Story 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 River Story 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 River Story sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in River Story, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your River Story home worth?
Get a no-obligation home value based on real comparable sales in River Story, 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 River Story on the map →
Recent Developments in River Story
Development, infrastructure, retail, and school activity affecting River Story, 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 9 miles northwest of River Story, 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 13 miles north of River Story, 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 15 miles northwest of River Story, 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 8 miles southwest of River Story.
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 east of River Story.
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 east of River Story.
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.
Frequently Asked Questions
What is the median home price in River Story?
How long do homes in River Story take to sell?
Is River Story a buyer's or seller's market right now?
Who is the best real estate agent for River Story?
How do I find a top Jacksonville real estate agent who knows River Story?
Can Momentum Realty connect me with an agent for River Story?
Should you buy in River Story?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near River Story with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: August 21, 2026) |
| Community market stats | realMLS closed sales, 12-month windows ending August 21, 2026 |
| Under-contract shares | realMLS records, as of 2026-08-18 |
| Historical depth | Closed-sale records back to 2017 (21 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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See how River Story fits the bigger picture — live prices, inventory, and Momentum Scores: