Sandlewood Trace
Homes for Sale in Jacksonville, FL
All 4,477 homes for sale in Jacksonville, FL · median $299,999 · 174 homes for sale in 32246 · Duval County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of RE/MAX SPECIALISTS PV · via realMLS
As of October 2026, the MLS records 7 closed sales in Sandlewood Trace in Jacksonville, FL since 2011, the most recent in September 2025. Across Jacksonville as a whole, 7,643 homes closed in the last 12 months at a median of $315,000, 43 median days on market, with 4,168 homes for sale today. At that median and Duval County's FY2025-26 rate of 17.86 mills, annual property tax runs about $5,630 ($4,890 with the full homestead exemption).
Sandlewood Trace is a small, established pocket in Jacksonville — 125 homes built between 1960 and 1998, with the middle of the pack landing around 1991. That build range tells you most of what sets price here: this is a condition-and-updates market, not a floor-plan market. Two homes of similar size can sit far apart on price depending on roof age, systems, and how much of the original interior has been touched. Median living space is a compact 1,647 square feet, so square footage alone won't spread values much — the work already done inside will.
For sellers, the takeaway is that presentation and mechanical updates do the heavy lifting; buyers here are pricing risk, not aspiration. For buyers, expect to underwrite each home on its own merits rather than assume a neighborhood premium. With a homestead share near two-thirds, this reads as a primary-residence community with limited investor churn, which tends to mean steadier, less speculative pricing.
Figures in this note are as of July 12, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Nearby homes for sale
No active listings inside Sandlewood Trace right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
A compact, owner-occupied enclave of roughly 125 homes in Duval County, Sandlewood Trace leans older and modest in footprint — the kind of place where individual condition, not the address, decides value.
County records show 3 qualified sales in Sandlewood Trace across 2024–2025 (2 in 2024, 1 in 2025), median $330,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
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 Sandlewood Trace. Swipe to explore the community.
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Sandlewood Trace
Sandlewood Trace
Sandlewood Trace
Sandlewood TracePhotos from realMLS listings in Sandlewood Trace; content deemed reliable but not guaranteed.
Who Sandlewood Trace is best for.
Best for
- Primary-residence buyers seeking an efficient home near 1,600 square feet rather than maximum size
- Buyers comfortable evaluating older homes on condition and willing to budget for updates
- Long-hold owners who value a stable, owner-occupied community over rental-heavy turnover
Probably not for
- Buyers set on new construction or large, sprawling floor plans
- Investors looking for a high concentration of rental inventory and quick turnover
- Anyone unwilling to underwrite roof, HVAC, and system age on an older home
The market around Sandlewood Trace
Sandlewood Trace is too small for its own price trend, so here is the market around it.
In ZIP 32246, 237 homes are on the market and 27% are under contract — a steady corner of Jacksonville.
Across Duval County, 4,384 homes are active and 1,562 pending (26% under contract).
In ZIP 32246 (Jacksonville), 665 homes closed in the last 12 months at a median of $345K ($216/sq ft), down 3.4% year over year, with a median 41 days on market. Right now 144 active and 61 pending listings put supply at about 3.1 months — a healthy market. See the live ZIP 32246 housing market and the Duval County market.
ZIP and county figures describe the wider market, not Sandlewood Trace specifically. Momentum Research analysis of MLS records.
The Sandlewood Trace buying strategy.
If we were buying in Sandlewood Trace 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 Sandlewood Trace.
An updates-driven older market
With a build range spanning 1960 to 1998 and a median year built of 1991, Sandlewood Trace holds a mix of eras under one name. Older sections carry the maintenance realities of homes that have been standing for decades, while the 1990s stock sits closer to what many buyers picture as move-in ready. The practical effect is a wide condition spread beneath a single median price, so comparing two listings requires looking past the sticker at roof, HVAC, plumbing, and prior renovation work.
At a median of 1,647 living square feet, floor plans here are efficient rather than sprawling. That keeps the community accessible to buyers who value a manageable home over maximum footage, and it puts a premium on smart, updated interiors. The homestead share of roughly 66% points to a community held largely by owner-occupants, which typically translates into steadier upkeep and less rental turnover than you'd see in a more investor-heavy area.
The location and the amenities are priced into every listing in Sandlewood Trace. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market this driven by individual home condition, an accurate read comes from inspecting the actual house, not the neighborhood average. We price and evaluate Sandlewood Trace listings on roof age, systems, and renovation history — the things that genuinely separate one home from the next — so buyers don't overpay for deferred maintenance and sellers get credit for the work they've done.
Sandlewood Trace in 15 seconds.
Tools for a Sandlewood Trace 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 Sandlewood Trace sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Sandlewood Trace, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Sandlewood Trace home worth?
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Recently off market in Sandlewood Trace
Homes in Sandlewood Trace 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. 1 on record.
- 2250 Mindanao Drive · off market
Housing distress & ownership in Sandlewood Trace, 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.
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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.
- Mindanao Drive (2 homes on record)
Recent Developments in Sandlewood Trace
Development, infrastructure, retail, and school activity affecting Sandlewood Trace, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- October 2026Retail & Dining
Council committee defers vote on incentives for Downtown Publix at 119 W. Beaver St.
The Finance Committee deferred a $49.65 million incentive package for Gateway Jax's $140.15 million high-rise anchored by a Publix at 119 W. Beaver St. The tower is planned with 259 apartments and about 400 parking spaces. The committee is scheduled to revisit the bill Nov. 4, the day after the Amendment 3 vote.
What it may mean for the marketThe timing of the first full-size grocery store in the Downtown core depends on the incentive vote, affecting nearby retail access. The project is about 9 miles west of Sandlewood Trace, elsewhere in Duval County.
Source: Jacksonville Today - September 2026Infrastructure
JEA advances about $690 million in infrastructure projects including Fulton Cut transmission line raise near JAXPORT
JEA is moving forward with three water reclamation projects (Blacks Ford in northwest St. Johns County, over $220 million; near Jacksonville International Airport, about $193 million; East Arlington, just under $165 million) and the $117 million Fulton Cut transmission line clearance over the St. Johns River near Blount Island. Fulton Cut, shared with JAXPORT and the city, is expected to finish in summer 2027 and all four projects by 2030.
What it may mean for the marketRaised power lines support larger ship access to port terminals, and new reclamation capacity supports growth in surrounding areas. The site is about 6 miles north of Sandlewood Trace.
Source: News4JAX - September 2026Development
Gateway Jax seeks more than $70 million in city incentives for Riverfront Plaza tower and Hotel Merrydelle
Gateway Jax is requesting about $55.4 million in incentives for a 17-story, roughly $271.5 million Riverfront Plaza tower with 130 to 170 hotel rooms and 50 to 150 residences on Independent Drive. It also seeks a $15 million loan for the nearly $50 million renovation of the former Ambassador Hotel at 420 Julia Street. The Downtown Investment Authority board votes Sept. 16 and City Council has the final say.
What it may mean for the marketIf approved, the projects would add hotel rooms, residences and restaurants along the Downtown riverfront. The project is about 8 miles west of Sandlewood Trace, 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 8 miles west of Sandlewood Trace, elsewhere in Duval County.
Source: News4Jax - 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 site is about 6 miles north of Sandlewood Trace.
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 6 miles north of Sandlewood Trace.
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.
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Frequently Asked Questions
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Should you buy in Sandlewood Trace?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: September 14, 2026) |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (2 streets, ZIP 32246)) |
| Under-contract shares | realMLS records, as of 2026-10-20 |
| Historical depth | Closed-sale records back to 2011 (7 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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Nearby Communities
Explore more neighborhoods near Sandlewood Trace with Momentum Realty’s local guides.
Schools serving nearby communities
We do not have a confirmed school assignment for Sandlewood Trace. These are the public schools most often assigned to other communities in ZIP 32246; zones change and vary by address, so confirm with the district before you buy.
- Sandalwood High School · 9-12, zoned (confirm by address) · FLDOE grade A (assigned to 25 nearby communities)
- Kernan Middle School · 6-8, zoned (confirm by address) · FLDOE grade B (assigned to 22 nearby communities)
- Kernan Trail Elementary School · PreK-5, zoned (confirm by address) · FLDOE grade A (assigned to 14 nearby communities)
- Atlantic Coast High School · 9-12 · FLDOE grade A (assigned to 9 nearby communities)
- Twin Lakes Academy Middle School · 6-8 · FLDOE grade B (assigned to 7 nearby communities)
Assignments from district data for neighboring communities; grades are official Florida Department of Education school grades (2025-26).