Simmons
Homes for Sale in Jacksonville, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of JWB REALTY LLC · via realMLS
Simmons Addition is an older, small-lot pocket where price is driven by condition and structure, not by a uniform product. With a median build year of 1943 and homes spanning 1924 to 2023, you are looking at a wide range of vintages on a single street, and the median price of $190,000 reflects that mix rather than a single prevailing house type. At roughly $213 per square foot against a median of about 1,136 living square feet, the money is following renovation quality and usable footprint more than any neighborhood-wide standard.
The market posture right now is fast and thin. A median of zero days on market across a short window of only three recent closings tells you well-priced, ready homes are trading almost immediately, but it also means the read is fragile and can swing on a single sale. For sellers, that argues for sharp pricing out of the gate. For buyers, it means you need financing and inspection expectations set before you tour, because there is little room to deliberate.
Figures in this note are as of July 12, 2026. The live market numbers elsewhere on this page update nightly and are newer.
The 60-Second Overview
Simmons market snapshot (as of October 23, 2026): the median sale price is about $190K ($213 per sq ft over the trailing 12 months of closed sales), and a median 0 days on market for closed sales.
Simmons is a community of 26 homes in Jacksonville, Duval County, built between 1936 and 2008 (median 1941.0), with a median living area of about 1,152 square feet. 35% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
This is a compact infill neighborhood of 78 homes where new construction sits alongside pre-war housing, so two listings a block apart can be very different assets. Treat each home on its own merits rather than assuming a neighborhood norm.
The setting & the homes.
Aerial and on-site photos of Simmons. Swipe to explore the community.
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SimmonsPhotos from realMLS listings in Simmons; content deemed reliable but not guaranteed.
Who Simmons is best for.
Best for
- Buyers targeting a lower entry price near central Jacksonville who can act decisively
- Renovation-minded buyers willing to underwrite an older home's structure and systems
- Investors seeking smaller-footprint properties in a turnover-prone pocket
Probably not for
- Buyers who want new, uniform construction with predictable finishes
- Anyone needing a deep bench of recent comps before committing
- Buyers wanting a large-footprint home without taking on an addition or major work
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending October 23 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($190K) IS the median in the snapshot above.
Windows contain 0 to 3 sales each (3 in the current window); every figure carries its sample size, and thin markets swing on single closings. Source: Data provided by realMLS. Deemed reliable but not guaranteed.
25% of homes for sale in ZIP 32207 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-10-20).
Simmons Market Scorecard
Simmons is currently a balanced market..
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Housing distress & ownership in Simmons Addition, 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.
Homes For Sale Right Now in Simmons
Live MLS inventory for Simmons. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending Simmons listings as of 2026-10-21, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
Simmons on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from realMLS. Map data © OpenStreetMap contributors.
Life at Simmons
- Restaurant · reported on 1 of 1 listings
Community amenities as reported across realMLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
The Simmons buying strategy.
If we were buying in Simmons 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 Simmons.
A condition-driven micro-market
The century-wide construction span is the single most important thing to understand here. A 2023 build and a 1924 cottage are both part of Simmons Addition, and they carry entirely different maintenance, insurance, and financing profiles. The median living area near 1,136 square feet points to smaller footprints overall, which keeps entry accessible relative to much of Jacksonville but also means additions and renovations materially move value.
Owner-occupancy is on the lighter side, with a homestead share around 32 percent, so a meaningful portion of these homes are held as rentals or non-primary residences. That has two implications: inventory can turn over in bursts, and buyers should scrutinize deferred maintenance on any home that has been tenant-occupied. The long-run appreciation figure since 2012 is dramatic, but on a market this small it reflects a low starting base and a changing housing mix as much as anything, so weight it accordingly.
The location and the amenities are priced into every listing in Simmons. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Simmons buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 3 factors (7.8). Basis: Long-Term Appreciation +483% since 2012; Owner Commitment 35% owner-occupied; Pricing Power 100.0% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a neighborhood this small, with this few recent sales and this much variation in age and condition, comps do not tell a clean story on their own. We underwrite each home individually — structure, roof age, systems, and renovation quality — and we move quickly, because at a zero-day median the difference between a strong offer and a missed one is often measured in hours, not days.
Simmons in 15 seconds.
Tools for a Simmons 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 Simmons sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Simmons, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Simmons home worth?
Get a no-obligation home value based on real comparable sales in Simmons, 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 homes for sale in Simmons on the map →
Frequently Asked Questions
What is the median home price in Simmons?
How long do homes in Simmons take to sell?
How many homes are in Simmons?
What share of Simmons is owner-occupied?
When were the homes in Simmons built?
Have Simmons home prices gone up?
Who is the best real estate agent for Simmons?
How do I find a top Jacksonville real estate agent who knows Simmons?
Can Momentum Realty connect me with an agent for Simmons?
Should you buy in Simmons?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Simmons with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: October 21, 2026) |
| Community market stats | realMLS closed sales, 12-month windows ending October 23, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (2 streets, ZIP 32207/32209/32219/32299)) |
| Under-contract shares | realMLS records, as of 2026-10-20 |
| Historical depth | Closed-sale records back to 2003 (29 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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See how Simmons Addition fits the bigger picture — live prices, inventory, and Momentum Scores: