Simmons
Homes for Sale in Jacksonville, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of FLORIDA HOMES REALTY & MORTGAGE PROPERTY MANAGEMENT · via realMLS
Price in Simmons is driven by condition and vintage, not by any single product type. With a median build year of 1949 and stock that runs from 1894 all the way to 2024, you are looking at a market where two homes on the same block can trade very differently depending on what has been updated underneath the finishes. The median living area sits around 1,541 square feet, so this is a compact-home market where renovation quality does the heavy lifting on value.
The posture right now favors the prepared. Buyers should budget for inspection and, in many cases, for updates to older systems — the age spread here means diligence matters more than in a uniform subdivision. Sellers who have genuinely modernized a home have room to separate from the pack; those selling as-is should expect the market to price the work that remains.
The 60-Second Overview
Simmons is an older, in-city Jacksonville pocket of 271 homes where the housing stock spans well over a century, and the smaller median footprint means the story is really about which homes have been brought up to date and which have not.
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 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
- Renovation-minded buyers with a budget set aside for updating older systems
- Investors evaluating rental or value-add opportunities in an established area
- Buyers prioritizing an in-city location and vintage character over square footage
Probably not for
- Buyers who want new construction or a consistent, one-era subdivision
- Anyone needing a large floor plan, since the median living area is compact
- Buyers with no appetite for inspection findings or post-purchase updates
The market around Simmons
Simmons is too small for its own price trend, so here is the market around it.
In ZIP 32209, 274 homes are on the market and 22% are under contract — a steady corner of Jacksonville.
Across Duval County, 3,861 homes are active and 1,760 pending (31% under contract).
ZIP and county figures describe the wider market, not Simmons specifically. Momentum Research analysis of MLS records.
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 2026-08-22, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
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 vintage market where condition sets the number
The defining fact here is age dispersion. A median build year of 1949 alongside a range from 1894 to 2024 tells you the neighborhood has been added to and rebuilt over generations rather than delivered in one wave. That variety is the appeal for anyone who wants character and the chance to buy into an established location, but it also means no two closings look alike — you are pricing each house on its own merits.
At roughly 1,541 square feet of median living space, these are not sprawling floor plans, which puts a premium on smart updates: kitchens, baths, roofs, and mechanical systems. The homestead share sits near 40%, so a meaningful portion of these homes are held by owner-occupants, with the balance skewing toward investment and non-owner-occupied use — a useful signal if you are weighing this area as a rental or renovation play.
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.
Why work with Momentum here
In a market this varied, the value is in reading each home individually — separating cosmetic updates from structural work, and knowing what the age of the stock means for inspection, insurance, and financing. We price to condition, not to a headline average, and we will tell you plainly when a listing's asking number assumes work that has not been done.
Simmons in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA. Confirm current dues
- 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 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.
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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: August 21, 2026) |
| Under-contract shares | realMLS records, as of 2026-08-18 |
| Historical depth | Closed-sale records back to 2002 (21 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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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 your area comps.
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