Shad Creek
Homes for Sale in Jacksonville, FL
All 4,477 homes for sale in Jacksonville, FL · median $299,999 · 118 homes for sale in 32226 · Duval County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of October 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, 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).
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.
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 Shad Creek 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
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, 150 homes are on the market and 23% are under contract — a steady corner of Jacksonville.
Across Duval County, 4,404 homes are active and 1,546 pending (26% under contract).
In ZIP 32226 (Jacksonville), 193 homes closed in the last 12 months at a median of $382K ($190/sq ft), up 0.7% year over year, with a median 49 days on market. Right now 70 active and 18 pending listings put supply at about 5.2 months — a balanced market. See the live ZIP 32226 housing market and the Duval County market.
ZIP and county figures describe the wider market, not Shad Creek specifically. Momentum Research analysis of MLS records.
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.
A closer look at the Shad Creek market
The housing stock is 4 homes built between 2002 and 2015, and 80% of parcels are homesteaded — the owner-occupancy proxy in the Florida DOR assessment roll.
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.
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.
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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.
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Email me new listings in Shad Creek
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about Shad Creek
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Shad Creek 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 Shad Creek Jacksonville year by year since 2017, 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.
Recent Developments in Shad Creek
Development, infrastructure, retail, and school activity affecting Shad Creek, 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 14 miles west of Shad Creek, 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 5 miles west of Shad Creek.
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 14 miles west of Shad Creek, 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 14 miles west of Shad Creek, 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 5 miles west of Shad Creek.
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 5 miles west of Shad Creek.
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.
Frequently Asked Questions
How many homes are in Shad Creek?
What share of Shad Creek is owner-occupied?
When were the homes in Shad Creek built?
Who is the best real estate agent for Shad Creek?
How do I find a top Jacksonville real estate agent who knows Shad Creek?
Can Momentum Realty connect me with an agent for Shad Creek?
Where is Shad Creek, and what county is it in?
How far is Shad Creek from downtown Jacksonville and the beach?
Should you buy in Shad Creek?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Housing stock & ownership | Florida DOR assessment roll (street-list match (1 streets, ZIP 32226)) |
| Under-contract shares | realMLS records, as of 2026-10-18 |
| 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.
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Schools serving nearby communities
We do not have a confirmed school assignment for Shad Creek. These are the public schools most often assigned to other communities in ZIP 32226; zones change and vary by address, so confirm with the district before you buy.
- First Coast High School · 9-12 · FLDOE grade C (assigned to 21 nearby communities)
- New Berlin Elementary School · PreK-5 · FLDOE grade A (assigned to 13 nearby communities)
- Oceanway Middle School · 6-8 (assigned to 13 nearby communities)
- Oceanway School · Middle · FLDOE grade C (assigned to 7 nearby communities)
- Oceanway Elementary School · Elementary · FLDOE grade B (assigned to 2 nearby communities)
Assignments from district data for neighboring communities; grades are official Florida Department of Education school grades (2025-26).
Nearby Communities
Explore more neighborhoods near Shad Creek with Momentum Realty’s local guides.