Sandy Run
Homes for Sale in Jacksonville, FL
All 4,360 homes for sale in Jacksonville, FL · median $300,000 · 98 homes for sale in 32257 · Duval County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of DJ & LINDSEY REAL ESTATE · via realMLS
As of November 2026, the MLS records 16 closed sales in Sandy Run in Jacksonville, FL since 2013, the most recent in November 2025. Across Jacksonville as a whole, 12,694 homes closed in the last 12 months at a median of $304,990, 42 median days on market, with 4,136 homes for sale today. At that median and Duval County's FY2025-26 rate of 17.86 mills, annual property tax runs about $5,450 ($4,710 with the full homestead exemption).
Sandy Run is a built-out enclave of 87 homes constructed between 1978 and 1996, with the median build landing in 1985. That vintage is the story here: what sets one home's price apart from the next is condition and updates, not square footage, since the housing stock is fairly consistent and the median home runs about 1,705 finished square feet. Expect a wide spread between a renovated home and one that still wears its original systems.
With a homestead share near 79%, this is a predominantly owner-occupied community, which tends to translate into steadier turnover and fewer distressed listings than an investor-heavy area. For a seller, that means pricing to condition matters more than chasing a headline number; for a buyer, it means the value play is often the dated house you can bring current.
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 Sandy Run 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
Sandy Run is a compact, established Jacksonville neighborhood in Duval County where the homes were largely finished by the mid-1990s and the median footprint sits just over 1,700 square feet. It reads as a stable, move-in or renovate market rather than a new-construction one.
realMLS (Northeast Florida) sales records identify 7 homes in Sandy Run that have changed hands since 2007, built between 1984 and 1985 (median 1985), with a median living area of about 1,291 sq ft and a typical 3-bedroom, 2-bath layout; 86% are single-family homes. Source: realMLS (Northeast Florida) closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
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 Sandy Run. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Sandy Run
Sandy Run
Sandy RunPhotos from realMLS listings in Sandy Run; content deemed reliable but not guaranteed.
Who Sandy Run is best for.
Best for
- Buyers comfortable with a 1978-1996 vintage home who value an established location over new build
- Renovation-minded buyers looking to add value through updates to an original-condition home
- Long-hold owner-occupants who want a stable, predominantly owner-occupied street
Probably not for
- Buyers set on new construction or modern open floor plans
- Anyone needing significantly more than roughly 1,705 square feet of living space
- Buyers with no budget or appetite for potential updates to older systems
The market around Sandy Run
Sandy Run is too small for its own price trend, so here is the market around it.
In ZIP 32257, 140 homes are on the market and 36% are under contract — a fast-moving corner of Jacksonville.
Across Duval County, 4,289 homes are active and 1,462 pending (25% under contract).
In ZIP 32257 (Jacksonville), 686 homes closed in the last 12 months at a median of $350K ($198/sq ft), up 2.2% year over year, with a median 35 days on market. Right now 133 active and 61 pending listings put supply at about 2.3 months — a healthy market. See the live ZIP 32257 housing market and the Duval County market.
ZIP and county figures describe the wider market, not Sandy Run specifically. Momentum Research analysis of MLS records.
The Sandy Run buying strategy.
If we were buying in Sandy Run 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 Sandy Run.
Condition, not size, drives price
Because the homes cluster in a narrow age band and a similar size, buyers here are effectively comparing kitchens, roofs, HVAC, and finishes rather than floor plans. Two homes on the same street can carry very different values purely on how much work has been done. That makes a careful walk-through and a systems review more important than in a newer subdivision.
The high homestead share signals a neighborhood held by long-term owners, so inventory can be thin and the homes that do come up vary in how they have been maintained. Sellers who have invested in updates should document them; buyers should budget for the possibility that an original-condition home needs meaningful work behind a clean cosmetic surface.
The location and the amenities are priced into every listing in Sandy Run. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a neighborhood where value hinges on condition and updates, our job is to price and evaluate each home on its own merits rather than a neighborhood average. We help sellers highlight the work that actually moves a number, and we help buyers separate cosmetic polish from the mechanical realities of a home built decades ago.
Sandy Run in 15 seconds.
Tools for a Sandy Run 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 Sandy Run sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Sandy Run, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Sandy Run home worth?
Get a no-obligation home value based on real comparable sales in Sandy Run, 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 Sandy Run
Homes in Sandy Run 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.
- 10836 Horse Track Drive · off market
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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.
- Horse Track Drive (6 homes on record)
Recent Developments in Sandy Run
Development, infrastructure, retail, and school activity affecting Sandy Run, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated November 2026.
- October 2026Retail & Dining
Hotel, restaurants and retail proposed to replace vacant Neptune Beach Kmart
TriBridge Residential plans Town Center West at the former Kmart, 500 Atlantic Blvd., with a hotel, two restaurants, and office and retail space after demolishing the building. The project is described as a $100 million-plus investment and still needs variances and development plan approval. Design and permitting would take roughly 9 to 12 months once approvals are in hand.
What it may mean for the marketRedeveloping a long-vacant big-box site on Atlantic Boulevard could add dining, lodging and shopping options close to the Beaches' central corridor. The project is about 5 miles north of Sandy Run, elsewhere in Duval County.
Source: Jacksonville Today - 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 14 miles west of Sandy Run.
Source: Clay Today - October 2026Market
St. Johns County denies 4,462-acre Palm Valley farmland housing application under new state enclave law
Commissioners denied 3-2 on Sept. 15 the 4,462-acre Palm Valley application near Nocatee under the state agricultural enclave law, and the county plans to fight it in court. Another proposal of nearly 1,200 acres and about 15,000 homes south of St. Augustine was approved in August, then denied 3-2 on Sept. 28. St. Johns County has received 16 applications under the law.
What it may mean for the marketThe outcome of these applications will shape how much new housing supply can be added on rural land in the county. The site is about 7 miles south of Sandy Run.
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 10 miles northwest of Sandy Run.
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 project is about 10 miles northwest of Sandy Run, elsewhere in Duval County.
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 10 miles northwest of Sandy Run.
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.
Email me new listings in Sandy Run
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Ask an agent about Sandy Run
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Sandy Run will answer, and the answer is published on this page for the next buyer.
Price History: What Homes Here Have Actually Sold For
Median sale prices in Sandy Run Jacksonville year by year since 2013, from closed MLS sales. Long-run history beats any single estimate: it shows what this community has actually done through rate cycles, not what a model guesses.
Frequently Asked Questions
How many homes are in Sandy Run?
What share of Sandy Run is owner-occupied?
When were the homes in Sandy Run built?
Who is the best real estate agent for Sandy Run?
How do I find a top Jacksonville real estate agent who knows Sandy Run?
Can Momentum Realty connect me with an agent for Sandy Run?
Where is Sandy Run, and what county is it in?
How far is Sandy Run from downtown Jacksonville and the beach?
Should you buy in Sandy Run?
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 10, 2026) |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (1 streets, ZIP 32257)) |
| Under-contract shares | realMLS records, as of 2026-11-10 |
| Historical depth | Closed-sale records back to 2013 (16 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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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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