Shad Creek
Homes for Sale in Jacksonville, FL
True comps, carrying-cost math, and listings before the portals.
As of September 2026, the MLS records 3 closed sales in Shad Creek in Jacksonville, FL since 2017, the most recent in August 2023. Across Jacksonville as a whole, 8,873 homes closed in the last 12 months at a median of $305,375, 44 median days on market, with 2,391 homes for sale today. At that median and Duval County's FY2025-26 rate of 17.86 mills, annual property tax runs about $5,460 ($4,720 with the full homestead exemption).
Shad Creek sits in Jacksonville's Duval County, and with the snapshot we have as of mid-2026, the honest read is that this is a community you evaluate house by house rather than by headline number. We do not have a median price or days-on-market figure to anchor a trend here, so treat any pricing conversation as condition-driven: the individual home's updates, lot, and layout will move the needle more than a neighborhood average.
For a buyer, that means underwriting each listing on its own merits and comparing it against active competition rather than a blended community figure. For a seller, it means the story you tell about your specific home — its condition and what it offers over the listing next door — carries the pricing argument. Come to us for a live pull before you set an expectation in either direction.
The 60-Second Overview
Shad Creek is a Jacksonville community in Duval County; the useful context comes from walking specific homes and current listings, not from a single summary statistic.
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 Shad Creek is best for.
Best for
- Buyers who want a Jacksonville location and will judge a home on its own condition and lot
- Buyers comfortable underwriting a purchase against live comparables rather than a published average
- Sellers whose home's condition and updates give it a real argument over nearby listings
Probably not for
- Buyers who need a tidy, predictable price range before they will engage
- Buyers who want to rely on neighborhood averages instead of home-by-home analysis
- Sellers expecting a headline community figure to carry their price for them
The market around Shad Creek
Shad Creek is too small for its own price trend, so here is the market around it.
In ZIP 32226, 144 homes are on the market and 25% are under contract — a steady corner of Jacksonville.
Across Duval County, 3,938 homes are active and 1,658 pending (30% under contract).
ZIP and county figures describe the wider market, not Shad Creek specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in Shad Creek, 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.
The Shad Creek buying strategy.
If we were buying in Shad Creek 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 Shad Creek.
The location and the amenities are priced into every listing in Shad Creek. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
We cover Northeast Florida every day, and in a community like Shad Creek where the value is in the individual home rather than a headline average, that ground-level read is the whole job. We will pull live comparables the day you are ready, tell you plainly where a home stands against its competition, and walk away from a deal that does not make sense for you.
Shad Creek 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 Shad Creek 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 Shad Creek sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Shad Creek, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Shad Creek home worth?
Get a no-obligation home value based on real comparable sales in Shad Creek, 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 all homes for sale in Jacksonville →
Should you buy in Shad Creek?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | realMLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2017 (3 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.
Own a home here?
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 sells for 1.25% above the realMLS member average and 8 days faster, and we’ll price yours against live local comps.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how Shad Creek fits the bigger picture — live prices, inventory, and Momentum Scores:
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Duval County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Duval County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.