Scarlett Oaks
Homes for Sale in Jacksonville, FL
True comps, carrying-cost math, and listings before the portals.
As of September 2026, the MLS records 57 closed sales in Scarlett Oaks in Jacksonville, FL since 2001, the most recent in June 2025. Recorded prices since 2024 ran from $295,000 to $506,000 (median $425,000), on homes of 1,492 to 2,552 sq ft. Across Jacksonville as a whole, 8,811 homes closed in the last 12 months at a median of $310,000, 44 median days on market, with 2,375 homes for sale today. At that median and Duval County's FY2025-26 rate of 17.86 mills, annual property tax runs about $7,590 ($6,860 with the full homestead exemption).
Scarlett Oaks is a newer-built pocket of Duval County: the 114 homes here run from 1990 to 2022, but the median build year lands at 2021, so most of what trades is recent construction with a median footprint around 2,503 square feet. That skew toward newer, larger product is the real price driver here — condition and vintage carry more weight than any single comp, because the spread between an older home and a nearly-new one is wide.
With a homestead share above 91%, this is overwhelmingly owner-occupied, not an investor churn. That matters for posture: sellers hold, inventory tends to be tighter, and the homes that do list are typically primary residences kept in owner condition. Buyers should expect to compete on well-kept, newer stock rather than shop distressed deals, and price to condition rather than to a headline number.
The 60-Second Overview
Scarlett Oaks is a predominantly newer-construction community in Jacksonville, with a median build year of 2021 and roomy floor plans near 2,503 square feet. The high owner-occupancy rate shapes both how homes are maintained and how tightly they turn over.
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.
Who Scarlett Oaks is best for.
Best for
- Buyers prioritizing recent construction and current-generation floor plans over older character homes.
- Owner-occupants planning to hold, comfortable competing for well-kept stock in a low-turnover market.
- Buyers who want more living space, targeting the roughly 2,503-square-foot median.
Probably not for
- Investors seeking a rental-heavy community or a steady supply of distressed inventory.
- Buyers set on a large, ready-to-tour selection who won't wait for limited listings.
- Buyers specifically wanting older, vintage homes rather than newer construction.
The market around Scarlett Oaks
Scarlett Oaks is too small for its own price trend, so here is the market around it.
In ZIP 32277, 106 homes are on the market and 30% are under contract — a fast-moving corner of Jacksonville.
Across Duval County, 3,905 homes are active and 1,695 pending (30% under contract).
ZIP and county figures describe the wider market, not Scarlett Oaks specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in Scarlett 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.
Recent Developments in Scarlett Oaks
Development, infrastructure, retail, and school activity affecting Scarlett 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 project is about 14 miles southwest of Scarlett Oaks, 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 5 miles southwest of Scarlett 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 project is about 21 miles southwest of Scarlett Oaks, elsewhere in Duval County.
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 site is about 4 miles northeast of Scarlett Oaks.
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 project is about 21 miles southwest of Scarlett Oaks, elsewhere in Duval County.
Source: Jax Daily Record - 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 4 miles northeast of Scarlett Oaks.
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.
The Scarlett Oaks buying strategy.
If we were buying in Scarlett 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.
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 Scarlett Oaks.
A newer-build enclave with an owner-occupied backbone
The build range tells the story. Homes date as far back as 1990, but with a median year built of 2021, the weight of this community sits firmly in recent construction. Expect current-generation layouts, larger living areas centered around 2,503 square feet, and the maintenance profile that comes with newer roofs, systems, and envelopes. Pricing will move on condition and age within that range, not on a uniform per-foot figure.
The homestead share above 91% is the quieter but important fact. This is a lived-in, owner-held community rather than a rental block, which typically means fewer listings at any given moment and homes presented in owner-maintained condition. For a buyer that means patience and readiness to act on the right home; for a seller it means your competition is other well-kept primary residences, so presentation and condition do the work.
The location and the amenities are priced into every listing in Scarlett Oaks. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a tight, owner-occupied community with a wide build range, the difference between a fair price and an overpay is condition and vintage — not a headline number. We read each home against its year built and finish level, help sellers position newer, well-kept stock accurately, and keep buyers disciplined when inventory is thin and the right listing needs a fast, clear-eyed decision.
Scarlett 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 Scarlett 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 Scarlett Oaks sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Scarlett 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 Scarlett Oaks home worth?
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Should you buy in Scarlett Oaks?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | realMLS records, as of 2026-09-12 |
| Historical depth | Closed-sale records back to 2001 (57 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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