Sandler Lakes
Homes for Sale in Jacksonville, FL
All 4,451 homes for sale in Jacksonville, FL · median $299,999 · 88 homes for sale in 32222 · Duval County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of November 2026, Sandler Lakes in Jacksonville, FL has 2 homes for sale. Over the 12 months ending 2026-11-05, 4 recorded sales closed at a median of $287,500, $166 per square foot, a median 79 days on market, sellers accepting 88% of original asking. Homes listed or recently sold were built 2022–2023; none of the 6 geocoded homes sit in a FEMA special flood hazard zone (median elevation 74 ft). At the median price and Duval County's FY2025-26 rate of 17.86 mills, annual property tax runs about $5,140 ($4,400 with the full homestead exemption).
Momentum Realty in Sandler Lakes: our agents closed 1 home here for buyers and sellers in the last 12 months (brokerage closed records through November 2026). Work with Jacksonville real estate agents at Momentum →
Last 30 days in Sandler Lakes: 1 closed sale (median $310,000). As of November 5, 2026, realMLS.
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.
Figures in this note are as of July 15, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Sandler Lakes 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 November 5, 2026. Confidence: Medium (2 active and pending listings, 4 closed sales in 12 months).
🟡 Off the recent peak. The trailing-12-month median ($288K) is down 7.3% from the prior 12 months ($310K). With about a dozen 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 November 5. Confidence: Low (4 and 5 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated November 6, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Sandler Lakes market snapshot (as of November 5, 2026): the median sale price is about $288K ($166 per sq ft over the trailing 12 months of closed sales), a median 79 days on market for closed sales, and 6.0 months of supply, a balanced market. The trailing-12-month median is down 7% from the prior 12 months, computed from record-level realMLS closed sales (4 closings in the current window).
In ZIP 32222 (Jacksonville), 330 homes closed in the last 12 months at a median of $326K ($163/sq ft), down 2.3% year over year, with a median 44 days on market. Right now 33 active and 11 pending listings put supply at about 1.2 months — a strong market. See the live ZIP 32222 housing market and the Duval County market.
County records show 8 qualified sales in Sandler Lakes across 2024–2025 (4 in 2024, 4 in 2025), median $310,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Sandler Lakes is a community of 147 homes in Jacksonville, Duval County, built between 2019 and 2023 (median 2021.0), with a median living area of about 2,181 square feet. 80% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Sandler Lakes homes span more than a century of construction, 1919 to 2023, but the sales driving today's numbers skew recent — a median year built of 2021 and a median 1,967 square feet of living space. A playground is the one community amenity reported across MLS listings; confirm current access and any other amenities directly with the HOA.
The setting & the homes.
Aerial and on-site photos of Sandler Lakes. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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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.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending November 5 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($288K) IS the median in the snapshot above, and the move from 2025 ($310K) IS the -7.3% one-year change.
Windows contain 4 to 25 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.
18% of homes for sale in ZIP 32222 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 (2026-11-06).
Sandler Lakes Market Scorecard
Sandler Lakes is currently a balanced market. About 6.0 months of supply, a median asking price of $297,500, and homes go under contract in about 104 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.
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 and pending Sandler Lakes listings as of 2026-11-05, 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 contributors.
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 November 2026.
- October 2026Market
Northeast Florida home sales dip in September as inventory tightens
Closed sales across the six-county Northeast Florida Association of Realtors area fell 7.7% year over year to 1,608, with the median price at $398,566, up 2.8%. Active inventory dropped 18.4% to 6,348 homes. Median prices were $344,000 in Duval, $575,000 in St. Johns, $355,000 in Clay and $496,500 in Nassau.
What it may mean for the marketLower inventory with softer sales volume points to a thinner supply of listings across all four counties, with Clay the only one of the four showing a year-over-year price decline. The site is about 13 miles northeast of Sandler Lakes.
Source: Clay Today - September 2026Infrastructure
County Road 220 widening and Little Black Creek bridge replacement open to traffic in Clay County
The project finished ahead of schedule, with a new four-lane bridge over Little Black Creek replacing a 1947 structure. Phase 1 began in December 2024 with intersection improvements at Rideout Ferry Road, and Phase 2 began in January 2025. Officials say it should ease traffic along the corridor.
What it may mean for the marketA four-lane CR 220 corridor improves commute capacity for Fleming Island and Middleburg area drivers. The site is about 10 miles south of Sandler Lakes.
Source: News4JAX - 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 - 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
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.
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 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.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Sandler Lakes 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 4 factors (4.5). Basis: Recent Direction -7.3% year-over-year; Liquidity & Demand 6.0 months of supply; Owner Commitment 80% owner-occupied; Pricing Power 87.5% sale-to-list. Refreshed with each data update.
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.
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.
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Recently off market in Sandler Lakes
Homes in Sandler Lakes that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 2 on record.
- 6517 Sandler Lakes Drive · off market
- 6788 Burnt Creek Road · off market
| Location | Jacksonville, Duval County, FL · ZIP 32222 |
|---|---|
| Homes in the community | 147 (FL DOR 2025 assessment roll) |
| Years built | 2019–2023 (median 2021.0) |
| Typical living area | 2,181 sq ft (median) |
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | Playground, Carbon Monoxide Detector(s), Curbs, Park |
| Sale prices, last 12 months | $287,500 median across 4 closed sales · $166 per sq ft · -7.3% vs the prior 12 months |
| Days on market (closed sales) | 79 median |
| For sale right now | 2 active, 0 pending · median asking $297,500 · 6.0 months of supply |
| Owner-occupied (homestead) share | 80% |
| Momentum Realty closings here, last 12 months | 1 |
Data as of November 5, 2026. Data provided by realMLS; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Sandler Lakes key facts,” movewithmomentum.com/neighborhoods/sandler-lakes-jacksonville, data as of November 5, 2026.
Just listed in Sandler Lakes
The newest homes for sale in Sandler Lakes right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 6690 Burnt Creek Road $260,000 · 4 bd · 2 ba · 1,707 sq ft · listed Sep 30, 2026 Courtesy of RE/MAX SPECIALISTS PV
- 6587 Burnt Creek Road $335,000 · 3 bd · 2 ba · 1,537 sq ft · listed Jul 24, 2026 Courtesy of EXP REALTY LLC
Checked against the MLS nightly. All new listings in this market.
Every Home for Sale in Sandler Lakes Jacksonville Right Now (2)
All 2 active and pending Sandler Lakes Jacksonville listings with a detail page, newest first, refreshed twice a day from the MLS.
- 6690 Burnt Creek Road · $260,000 · 4 bd / 2 ba · listed Sep 30, 2026 · listed by Re/Max Specialists Pv
- 6587 Burnt Creek Road · $335,000 · 3 bd / 2 ba · listed Aug 7, 2026 · listed by Exp Realty Llc
Recently sold in Sandler Lakes Jacksonville
- 6788 Burnt Creek Road · sold $310,000
- 6517 Sandler Lakes Drive · sold $280,000
- 6617 Burnt Creek Road · sold $267,800
- 6623 Burnt Creek Road · sold $295,000
Closed sales from the MLS; each page shows the sold price, taxes and value history.
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Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- Sandler Lakes Drive (47 homes on record)
- Burnt Creek Road (25 homes on record)
- Collins Field Circle (23 homes on record)
- Burnt Creek Road (17 homes on record)
- Sandler Lakes Drive (16 homes on record)
- Collins Field Circle (5 homes on record)
Email me new listings in Sandler Lakes
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about Sandler Lakes
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Sandler Lakes will answer, and the answer is published on this page for the next buyer.
Frequently Asked Questions
What is the median home price in Sandler Lakes?
How long do homes in Sandler Lakes take to sell?
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?
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?
Where is Sandler Lakes, and what county is it in?
How far is Sandler Lakes from downtown Jacksonville and the beach?
How many homes has Momentum Realty sold in Sandler Lakes?
Should you buy in Sandler Lakes?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: November 5, 2026) |
| Community market stats | realMLS closed sales, 12-month windows ending November 5, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (3 streets, ZIP 32222/32244)) |
| Under-contract shares | realMLS records, as of 2026-11-05 |
| Historical depth | Closed-sale records back to 2021 (52 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.
Own a home here?
You just read the data. Now see what your home is worth.
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 listings in Northeast Florida sold at 99.1% of final list price vs. 98.6% for the market, in a median 31 days vs. 41 (realMLS, 12 months to Nov 2026). A Momentum agent can price yours against live local comps.
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See how Sandler Lakes fits the bigger picture — live prices, inventory, and Momentum Scores: