Sandler Oaks
Homes for Sale in Jacksonville, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo courtesy of MOMENTUM REALTY · via realMLS
Sandler Oaks is a compact Jacksonville community built out entirely between 2019 and 2021 — every home here is essentially the same age, which keeps price comparisons tight but also means the entire stock shares the same builder-era finishes and floor plans. At a $295,000 median and roughly $154.82 per square foot on a median 2,069-square-foot home, pricing here tracks condition and floor plan more than era, since there isn't much era variation to price around.
The catch right now is data thinness: the current window shows just three closings and zero active listings, so any read on pace should be treated as directional, not definitive. Where we do have a signal — a median 10 days on market and a market heat score of 55 — the community reads as moderately competitive when something does list, with price down 0.8% year over year. Sellers weighing whether to test the market here should expect a quick sale if priced to the recent comps; buyers should expect to compete for a rare listing rather than browse a deep inventory.
Sandler Oaks right now
🟢 Buyer-leaning market. 9.0 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 30, 2026. Confidence: Medium (3 active and pending listings, 4 closed sales in 12 months).
🟡 Off the recent peak. The trailing-12-month median ($286K) is down 4.0% from the prior 12 months ($298K). With about 20 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 30. Confidence: Low (4 and 4 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated August 30, 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 Oaks market snapshot (as of August 30, 2026): the median sale price is about $286K ($152 per sq ft over the trailing 12 months of closed sales), a median 10 days on market for closed sales, and 9.0 months of supply, a buyer-leaning market. The trailing-12-month median is down 4% from the prior 12 months, computed from record-level realMLS closed sales (4 closings in the current window).
Sandler Oaks is a community of 125 homes in Jacksonville, Duval County, built between 2019 and 2021 (median 2020), with a median living area of about 2,069 square feet. 72% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Built out entirely from 2019 to 2021, Sandler Oaks is one of the newer, more uniform housing stocks in Duval County — and with zero homes currently active for sale, it's presently a community you have to watch for a listing rather than shop from a list.
The setting & the homes.
Aerial and on-site photos of Sandler Oaks. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Sandler OaksPhotos from realMLS listings in Sandler Oaks; content deemed reliable but not guaranteed.
Who Sandler Oaks is best for.
Best for
- Buyers targeting a home built in the 2019–2021 range who want to avoid older-home condition unknowns.
- Buyers comfortable moving quickly once a listing appears, given a median 10 days on market.
- Buyers or sellers who want a hand-prepared read on a thin dataset rather than a generic automated estimate.
Probably not for
- Buyers who want to compare several active listings before committing — inventory here is currently at zero.
- Buyers relying on a large closed-sales sample to validate price — the current window shows only three closings.
- Investors expecting a majority non-owner-occupied stock — the homestead data points the other way.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending August 30 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($286K) IS the median in the snapshot above, and the move from 2025 ($298K) IS the -4.0% one-year change.
Windows contain 4 to 53 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.
34% 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 (2026-08-30).
Sandler Oaks Market Scorecard
Sandler Oaks is currently a buyer-leaning market. About 9.0 months of supply, a median asking price of $320,000, and homes go under contract in about 49 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 Sandler Oaks, 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 Oaks
Live MLS inventory for Sandler Oaks. 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 · 49 days
Active · 114 daysActive and pending Sandler Oaks listings as of 2026-08-30, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
Sandler Oaks 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 Oaks
- Playground · reported on 1 of 2 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
- Westside High School (Duval County Public Schools); verify by address · High
- Chaffee Trail Middle School; verify by address · Middle
- Chimney Lakes Elementary School; verify by address · Elementary
Zoned schools reflect the assignments reported on recent Sandler Oaks 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 Sandler Oaks address.
Recent Developments in Sandler Oaks
Development, infrastructure, retail, and school activity affecting Sandler Oaks, 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 site is about 3 miles east of Sandler Oaks.
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 11 miles northeast of Sandler Oaks, 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 4 miles west of Sandler Oaks.
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 15 miles south of Sandler Oaks.
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 20 miles northeast of Sandler Oaks, 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 4 miles west of Sandler Oaks.
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 Oaks buying strategy.
If we were buying in Sandler Oaks 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 Oaks.
Small Stock, Zero Inventory
Sandler Oaks holds 164 homes total, with a median year built of 2020 and a build window that runs 2019 to 2021 — there's essentially no pre-2019 housing stock to compare against, and no post-2021 construction either. The median home here runs 2,069 square feet, and at $295,000 median price and $154.82 per square foot, the numbers put this in Jacksonville's newer-construction pricing tier rather than its resale-heavy neighborhoods.
Roughly 71% of homes in Sandler Oaks currently carry a homestead exemption, pointing to a majority owner-occupied stock rather than one dominated by investor or seasonal ownership. Reported amenities include a playground; per our data source, community amenities are reported across this community's MLS listings and should be verified directly with the HOA before you rely on them, since access, dues, and upkeep aren't things we can confirm from listing data alone.
The location and the amenities are priced into every listing in Sandler Oaks. 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 Oaks 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 (5.8). Basis: Recent Direction -4.0% year-over-year; Liquidity & Demand 9.0 months of supply; Owner Commitment 72% owner-occupied; Pricing Power 100.0% sale-to-list. Refreshed with each data update.
Why work with Momentum here
With only three closings in the current window and no active listings to shop, Sandler Oaks isn't a community you can price from a live comp sheet — you need someone tracking the closed data as it happens and willing to say when the sample is too thin to lean on. We build our valuations here by hand from the closed-sale record rather than from an automated estimate, and we'll tell you plainly if the current data doesn't yet support a confident number.
Sandler Oaks in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- 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 Oaks 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 Oaks sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Sandler Oaks, 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 Oaks home worth?
Get a no-obligation home value based on real comparable sales in Sandler Oaks, 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 Oaks on the map →
Frequently Asked Questions
What is the median home price in Sandler Oaks?
How long do homes in Sandler Oaks take to sell?
Is Sandler Oaks a buyer's or seller's market right now?
How many homes are in Sandler Oaks?
What share of Sandler Oaks is owner-occupied?
When were the homes in Sandler Oaks built?
What schools serve Sandler Oaks?
Who is the best real estate agent for Sandler Oaks?
How do I find a top Jacksonville real estate agent who knows Sandler Oaks?
Can Momentum Realty connect me with an agent for Sandler Oaks?
Should you buy in Sandler Oaks?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Sandler Oaks with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: August 30, 2026) |
| Community market stats | realMLS closed sales, 12-month windows ending August 30, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (2 streets, ZIP 32222)) |
| Under-contract shares | realMLS records, as of 2026-08-30 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2019 (164 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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