Sissys Place
Homes for Sale in Jacksonville, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of ROUND TABLE REALTY · via realMLS
Sissys Place is a small pocket in Jacksonville, and with only a one-property closing window in the current snapshot, there is not enough recent transaction volume to draw a reliable price line. In a community this size, one sale does not set a trend — condition, lot, and the specifics of the individual home will drive value far more than any neighborhood average.
For a buyer, that thin data cuts both ways: you have less comparable evidence to lean on, so underwriting the specific house matters more than pricing to the block. For a seller, it means the eventual number is negotiated on the merits of your property, not carried by a busy comp set — pricing here is a hands-on exercise, not an autopilot one.
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
Sissys Place is a small Duval County enclave within Jacksonville where activity is sparse enough that each listing tends to be evaluated on its own terms rather than against a deep bench of recent sales.
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 Sissys Place. Swipe to explore the community.
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Sissys PlacePhotos from realMLS listings in Sissys Place; content deemed reliable but not guaranteed.
Who Sissys Place is best for.
Best for
- Buyers who want a quiet, small-scale Jacksonville pocket and can underwrite a single home on its merits
- Sellers willing to price hands-on rather than rely on a busy comp set
- Long-hold buyers less concerned with quick, data-driven resale signals
Probably not for
- Buyers who need robust recent-sales data before committing to a number
- Anyone requiring predictable, high-volume market activity for financing or appraisal comfort
- Sellers expecting a fast, comp-driven pricing process
The market around Sissys Place
Sissys Place is too small for its own price trend, so here is the market around it.
In ZIP 32223, 120 homes are on the market and 37% are under contract — a fast-moving corner of Jacksonville.
Across Duval County, 4,391 homes are active and 1,538 pending (26% under contract).
ZIP and county figures describe the wider market, not Sissys Place specifically. Momentum Research analysis of MLS records.
The Sissys Place buying strategy.
If we were buying in Sissys Place 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 Sissys Place.
A thin-data pocket
The defining feature of Sissys Place right now is scale. With a single closing in the current window, the usual signals — days on market trends, price-per-foot bands, absorption — simply are not populated. That is not a knock on the community; it is a reality of small neighborhoods, and it changes how you approach both sides of a deal.
In practice, that means leaning on the fundamentals: the physical condition of the home, its lot and setting within Jacksonville, and broader Duval County context for anything the immediate neighborhood cannot tell you. Anyone quoting you a confident price range off this snapshot is guessing; the honest read is that value here is established property by property.
The location and the amenities are priced into every listing in Sissys Place. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a low-volume pocket like Sissys Place, you cannot outsource judgment to a comp report. We build value from the ground up — the specific home, its condition, and what the wider Jacksonville and Duval County market supports — and we will tell you plainly where the data runs out and where it does not.
Sissys Place in 15 seconds.
Tools for a Sissys Place 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 Sissys Place sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Sissys Place, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Sissys Place home worth?
Get a no-obligation home value based on real comparable sales in Sissys Place, 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 Sissys Place on the map →
Recent Developments in Sissys Place
Development, infrastructure, retail, and school activity affecting Sissys Place, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- October 2026Schools
Loretto Elementary breaks ground on $12.3 million classroom addition
The addition will replace 13 portable classrooms and two aging pod buildings with 15 classrooms, a music room and a teacher planning room, and will expand the parent drop-off loop. The school enrolls 875 students for 2026-27. Funding comes from the voter-approved half-cent sales tax, with opening expected in 2028.
What it may mean for the marketExpanded permanent capacity and a longer drop-off loop affect school-area traffic and classroom availability in the Mandarin area. The site is about 3 miles north of Sissys Place.
Source: Hoodline - September 2026Infrastructure
County Road 220 widening and Little Black Creek bridge replacement open to traffic in Clay County
The project finished ahead of schedule, with a new four-lane bridge over Little Black Creek replacing a 1947 structure. Phase 1 began in December 2024 with intersection improvements at Rideout Ferry Road, and Phase 2 began in January 2025. Officials say it should ease traffic along the corridor.
What it may mean for the marketA four-lane CR 220 corridor improves commute capacity for Fleming Island and Middleburg area drivers. The site is about 10 miles southwest of Sissys Place.
Source: News4JAX - September 2026Development
UF Health Durbin Park 99-bed hospital opens in northern St. Johns County; Baptist Silverleaf adds emergency department
UF Health Durbin Park, a 99-bed hospital with a 24-hour emergency department on 42.5 acres, held its ribbon-cutting and opens the following week. Baptist Health's Silverleaf campus, about 10 miles south, is adding an emergency department, and AdventHealth and Acadia Health have also opened facilities near I-95. The county's population has grown more than 25% since 2020.
What it may mean for the marketNew hospital and emergency capacity shortens drive times to emergency care and adds healthcare jobs in northern St. Johns County. The site is about 8 miles southeast of Sissys Place.
Source: Jacksonville Today - September 2026Development
Downtown review board approves concept for first new University of Florida graduate campus building in LaVilla
The Downtown Development Review Board voted 7-0 on Sept. 10 for a six to eight story, roughly 185,000 square foot academic building on a 2.34-acre site bounded by West Bay, Forsyth and North Lee streets. It is the first new building in a multiphase UF graduate and semiconductor institute campus estimated at $345 million. UF hopes to break ground in December, pending final design review and permitting.
What it may mean for the marketA large graduate campus adds education and technology jobs and daytime foot traffic to the western Downtown core. The project is about 11 miles north of Sissys Place, elsewhere in Duval County.
Source: Jacksonville Today - 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 8 miles northwest of Sissys Place, elsewhere in Duval County.
Source: Jacksonville Today - June 2026Infrastructure
First Coast Expressway advances as an economic-development corridor across Clay and St. Johns
The First Coast Expressway (State Road 23), a tolled beltway looping around the west and south of the Jacksonville metro, continued to open land for development along its corridor, with the final St. Johns County phase from Interstate 95 to east of County Road 2209 in progress. FDOT held a St. Johns County open house on the final phase in January 2026.
What it may mean for the marketNew limited-access highway capacity shortens commutes and opens adjacent land, changes that have historically shaped where new communities and demand concentrate. The site is about 11 miles southwest of Sissys Place.
Source: Jax Daily Record
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 Sissys Place?
What share of Sissys Place is owner-occupied?
When were the homes in Sissys Place built?
Who is the best real estate agent for Sissys Place?
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Should you buy in Sissys Place?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Sissys Place with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: October 21, 2026) |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (1 streets, ZIP 32223)) |
| Under-contract shares | realMLS records, as of 2026-10-20 |
| Historical depth | Closed-sale records back to 2016 (19 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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