Sandy Run
Homes for Sale in Jacksonville, FL
All 4,477 homes for sale in Jacksonville, FL · median $299,999 · 93 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 October 2026, the MLS records 23 closed sales in Sandy Run in Jacksonville, FL since 2001, the most recent in November 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).
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, 149 homes are on the market and 36% are under contract — a fast-moving corner of Jacksonville.
Across Duval County, 4,384 homes are active and 1,562 pending (26% under contract).
In ZIP 32257 (Jacksonville), 795 homes closed in the last 12 months at a median of $359K ($201/sq ft), down 0.4% year over year, with a median 38 days on market. Right now 136 active and 70 pending listings put supply at about 10.3 months — a balanced 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
Housing distress & ownership in Sandy Run, 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.
- 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 October 2026.
- 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 - October 2026Schools
Loretto Elementary breaks ground on $12.3 million classroom addition
The addition will replace 13 portable classrooms and two aging pod buildings with 15 classrooms, a music room and a teacher planning room, and will expand the parent drop-off loop. The school enrolls 875 students for 2026-27. Funding comes from the voter-approved half-cent sales tax, with opening expected in 2028.
What it may mean for the marketExpanded permanent capacity and a longer drop-off loop affect school-area traffic and classroom availability in the Mandarin area. The project is about 12 miles west of Sandy Run, elsewhere in Duval County.
Source: Hoodline - 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 - 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 14 miles west of Sandy Run, 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 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.
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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: October 20, 2026) |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (1 streets, ZIP 32223/32257)) |
| Under-contract shares | realMLS records, as of 2026-10-20 |
| Historical depth | Closed-sale records back to 2001 (23 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 Sandy Run with Momentum Realty’s local guides.
Schools serving nearby communities
We do not have a confirmed school assignment for Sandy Run. These are the public schools most often assigned to other communities in ZIP 32257; zones change and vary by address, so confirm with the district before you buy.
- Mandarin Middle School · 6-8 · FLDOE grade A (assigned to 51 nearby communities)
- Mandarin High School · 9-12 · FLDOE grade A (assigned to 50 nearby communities)
- Mandarin Oaks Elementary School · PreK-5 · FLDOE grade A (assigned to 23 nearby communities)
- Crown Point Elementary School · PreK-5 (confirm by address) · FLDOE grade C (assigned to 9 nearby communities)
- Beauclerc Elementary School · PK-5, Gifted/Talented and Dual Language magnet · FLDOE grade C (assigned to 8 nearby communities)
Assignments from district data for neighboring communities; grades are official Florida Department of Education school grades (2025-26).