South Beach
Homes for Sale in Jacksonville Beach, FL
True comps, carrying-cost math, and listings before the portals.
As of September 2026, the MLS records 47 closed sales in South Beach in Jacksonville Beach, FL since 2001, the most recent in April 2025. Recorded prices across those 47 sales ran from $154,900 to $1,435,000 (median $515,000), on homes of 1,020 to 3,702 sq ft. Across Jacksonville Beach as a whole, 285 homes closed in the last 12 months at a median of $625,000, 49 median days on market, with 73 homes for sale today. At that median and Duval County's FY2025-26 rate of 17.86 mills, annual property tax runs about $9,200 ($8,470 with the full homestead exemption).
Villages & sections of South Beach
South Beach in Jacksonville Beach, FL is a master-planned community recorded as 3 named villages and sections in the MLS; 0 homes are for sale or pending across them today. Each village has its own page with its listings, sales history and HOA/CDD facts.
- Courtney South Beach · 1 sold/12 mo
- South Beach Village · 1 sold/12 mo
- Valencia at South Beach
South Beach is not a subdivision with a single build vintage; it is a slice of Jacksonville Beach stretching from homes dating to 1916 all the way to 2023 construction, with the median landing around 1977. That spread is the story. Price here is driven less by a floor plan and more by condition, lot, and how close you are to the water. Two homes on the same block can trade very differently depending on whether one has been taken down to the studs and the other hasn't.
With a median living area near 1,750 square feet and a large share of owner-occupied homes, inventory doesn't turn over casually. Buyers should expect to underwrite each property on its own merits rather than a neighborhood comp average, and sellers with genuinely updated homes have room to separate themselves from the tired-but-livable pack. Come prepared to read condition carefully in either direction.
The 60-Second Overview
South Beach is beachside Jacksonville Beach with a century-wide range of housing stock, from 1916 cottages to 2023 rebuilds, which means the pricing conversation always comes back to condition and location rather than a uniform product.
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 South Beach is best for.
Best for
- Buyers prioritizing a beachside location who will pay a premium for lot and proximity over square footage
- Renovation-minded buyers comfortable taking on an older home and modernizing systems
- Long-hold owners who value a stable, owner-occupied street and can wait for the right listing
Probably not for
- Buyers who need turnkey new construction and dislike surprises at inspection
- Shoppers who rely on tight neighborhood comps to justify a price
- Anyone needing large square footage at a low per-foot cost
The market around South Beach
South Beach is too small for its own price trend, so here is the market around it.
In ZIP 32250, 234 homes are on the market and 23% are under contract — a steady corner of Jacksonville Beach.
Across Duval County, 3,905 homes are active and 1,695 pending (30% under contract).
ZIP and county figures describe the wider market, not South Beach specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in South Beach, Jacksonville Beach
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.
Recent Developments in South Beach
Development, infrastructure, retail, and school activity affecting South Beach, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- 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 21 miles west of South Beach, 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 16 miles west of South Beach, elsewhere in Duval County.
Source: News4Jax - June 2026Development
Hillwood contracts with the City of Jacksonville for 192 acres at AllianceFlorida at Cecil Commerce Center
Master developer Hillwood contracted with the City of Jacksonville for 192 acres at AllianceFlorida at Cecil Commerce Center on Jacksonville's Westside, continuing the buildout of the former Naval Air Station Cecil Field into an industrial and logistics park.
What it may mean for the marketContinued absorption of large industrial parcels at Cecil signals sustained employment growth on the Westside, which can support housing demand across nearby communities. The project is about 29 miles west of South Beach, elsewhere in Duval County.
Source: Jax Daily Record - 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 project is about 10 miles northwest of South Beach, elsewhere in Duval County.
Source: JAXPORT - April 2026Development
Hillwood seeks to mass-grade an AllianceFlorida site for a possible 1 million-square-foot building
Hillwood asked to mass grade a site at AllianceFlorida at Cecil Commerce Center to prepare for a possible 1 million-square-foot building, a step that typically precedes a large industrial or distribution user committing to the Westside park.
What it may mean for the marketA build-ready million-square-foot pad points to a potential large employer on the Westside, the kind of jobs anchor that can lift demand for nearby housing. The project is about 29 miles west of South Beach, elsewhere in Duval County.
Source: Jax Daily Record - 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 10 miles northwest of South Beach.
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.
The South Beach buying strategy.
If we were buying in South Beach 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 South Beach.
One neighborhood, a century of houses
The year-built range from 1916 to 2023 tells you this area has been rebuilt in waves rather than all at once. A median build year of 1977 means roughly half the homes predate that, so original systems, older layouts, and deferred maintenance are common enough that inspection matters more here than in a uniform newer community. The upside is optionality: you can find something original with bones worth keeping, or a recent rebuild, sometimes on the same street.
The median living area of about 1,748 square feet points to modest footprints overall, which is typical of beachside lots where land value carries the property. Nearly 62% of homes are homesteaded, indicating a stable, largely owner-occupied base that doesn't churn quickly. For a buyer, that can mean waiting for the right listing rather than picking from a deep menu.
The location and the amenities are priced into every listing in South Beach. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
When a neighborhood spans a century of construction, the average price tells you almost nothing about the house in front of you. We underwrite each property on condition, lot, and proximity to the water, and we'll tell you plainly when a listing is priced for its finishes rather than its bones. That candor is worth more here than in any cookie-cutter development.
South Beach 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 South Beach 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 South Beach sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in South Beach, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your South Beach home worth?
Get a no-obligation home value based on real comparable sales in South Beach, 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 South Beach?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | realMLS records, as of 2026-09-12 |
| Historical depth | Closed-sale records back to 2001 (47 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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