Sandler Lakes
Homes for Sale in Jacksonville, FL
True comps, carrying-cost math, and listings before the portals.
Sandler Lakes carries a median price of $295,000 across its 260 homes, with a median living area of 1,967 square feet — a median price per square foot of $187.22. That price sits against an unusually wide construction span, 1919 to 2023, though the median year built of 2021 tells the real story: recent construction is weighted heavily in the sales setting today's price, even though older stock exists within the same community boundary. Homestead exemptions cover 66% of homes, pointing to a base of owner-occupied ownership rather than a majority-investor composition.
The current read is a cooler, slower-moving market: a median 94 days on market, a market heat score of 19, and pricing down 4.8% year over year. Months of supply sits at 6.0 — balanced-market territory — even though only 1 active listing was on the market. For a seller, that combination argues for pricing at or near the recent median and being patient on timeline. For a buyer, thin active inventory means less to choose from at any given moment, so being ready to act when something does list matters more than negotiating room on price.
Sandler Lakes right now
🟢 Buyer-leaning market. 12.0 months of supply and 60% 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 5, 2026. Confidence: Medium (5 active and pending listings, 2 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated August 5, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The setting & the homes.
Aerial and on-site photos of Sandler Lakes. Swipe to explore the community.
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Sandler LakesPhotos from realMLS listings in Sandler Lakes; content deemed reliable but not guaranteed.
Who Sandler Lakes is best for.
Best for
- Buyers who can move quickly when a listing does appear and are comfortable with limited side-by-side comparisons.
- Buyers or sellers targeting a home near the community's typical size — 1,967 square feet — and 2021 build year.
- Sellers comfortable pricing near the $295,000 median in a balanced, roughly 94-day-average market rather than expecting a bidding war.
Probably not for
- Buyers who need several active listings to compare before deciding — there is currently just 1 on the market.
- Sellers of a home built well before the 2021 median who expect the community-wide price to reflect their home directly.
- Anyone pricing on the assumption of continued appreciation — Sandler Lakes is down 4.8% year over year, not up.
The market around Sandler Lakes
Sandler Lakes is a small community — 12 recorded sales on file, most recently in 2026 — too few for its own price trend. Here is the market around it.
In ZIP 32222, 105 homes are on the market and 27% are under contract — a steady corner of Jacksonville.
Across Duval County, 3,883 homes are active and 1,740 pending (31% under contract).
Homes here are single family residence.
ZIP and county figures describe the wider market, not Sandler Lakes specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in Sandler Lakes, 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 Sandler Lakes
Live MLS inventory for Sandler Lakes. 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 · 18 daysTop listing
Active · 438 days
Pending · 90 days
Pending · 136 days
Pending · 67 daysActive and pending Sandler Lakes listings as of 2026-08-05, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
Sandler Lakes 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 Sandler Lakes
- Playground · reported on 1 of 3 listings
Community amenities as reported across realMLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
Recent Developments in Sandler Lakes
Development, infrastructure, retail, and school activity affecting Sandler Lakes, 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 5 miles east of Sandler Lakes, 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 northeast of Sandler Lakes, 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 site is about 3 miles west of Sandler Lakes.
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 16 miles southeast of Sandler Lakes.
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 22 miles northeast of Sandler Lakes, elsewhere in Duval County.
Source: JAXPORT - April 2026Development
Hillwood seeks to mass-grade an AllianceFlorida site for a possible 1 million-square-foot building
Hillwood asked to mass grade a site at AllianceFlorida at Cecil Commerce Center to prepare for a possible 1 million-square-foot building, a step that typically precedes a large industrial or distribution user committing to the Westside park.
What it may mean for the marketA build-ready million-square-foot pad points to a potential large employer on the Westside, the kind of jobs anchor that can lift demand for nearby housing. The site is about 3 miles west of Sandler Lakes.
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 Sandler Lakes buying strategy.
If we were buying in Sandler Lakes 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 Sandler Lakes.
Price, Pace, and What's Actually Selling
At a median $295,000 and $187.22 per square foot, Sandler Lakes prices in line with a community whose typical home runs 1,967 square feet. The construction range runs from 1919 to 2023, but a median year built of 2021 means the transactions setting today's price are weighted toward the newer end of that range — worth keeping in mind if you're comparing an older home in the community against the community-wide median.
Pace has slowed: a median 94 days on market and a 4.8% pull-back year over year point to a market working through inventory rather than racing through it. Months of supply of 6.0 puts Sandler Lakes in balanced territory, and a market heat score of 19 reinforces that this is not a market rewarding aggressive pricing right now. With just 1 active listing, though, a well-priced home still won't sit uncontested for long — there's little competing inventory to get lost in.
The location and the amenities are priced into every listing in Sandler Lakes. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
Momentum prices Sandler Lakes at the listing level, not just off the community-wide median, because a 260-home community spanning construction from 1919 to 2023 needs analysis that accounts for where a specific home falls in that range. That matters most when only 1 active listing exists: there's no deep comp set to lean on, so getting the read right on the few genuinely comparable sales is the difference between a defensible offer and a guess.
Sandler Lakes 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 Sandler Lakes 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 Sandler Lakes sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Sandler Lakes, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Sandler Lakes home worth?
Get a no-obligation home value based on real comparable sales in Sandler Lakes, 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 Sandler Lakes on the map →
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Duval County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Duval County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
Sandler Lakes Market Scorecard
Sandler Lakes is currently a balanced market. About 4.0 months of supply, a median asking price of $344,000, and homes go under contract in about 412 days.
Typical home value in the 32222 ZIP is $318,744, about 23.0% below the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Frequently Asked Questions
Is Sandler Lakes a buyer's or seller's market right now?
How many homes are in Sandler Lakes?
What share of Sandler Lakes is owner-occupied?
When were the homes in Sandler Lakes built?
Do cash buyers compete in Sandler Lakes?
Who is the best real estate agent for Sandler Lakes?
How do I find a top Jacksonville real estate agent who knows Sandler Lakes?
Can Momentum Realty connect me with an agent for Sandler Lakes?
Should you buy in Sandler Lakes?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Sandler Lakes with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: August 5, 2026) |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (4 streets, ZIP 32222/32244)) |
| Under-contract shares | realMLS records, as of 2026-08-01 |
| Historical depth | Closed-sale records back to 2021 (50 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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The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the realMLS member average and 8 days faster, and we’ll price yours against live your area comps.
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