South Pines
Homes for Sale in Jacksonville, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of OPENDOOR BROKERAGE, LLC. · via realMLS
Price here is driven by condition and vintage, not square footage alone. With a median build year of 1958 and a stock that stretches from 1924 all the way to 2024, what you pay tracks how much updating a given house has already absorbed. The median sits at $290,000 and roughly $169 per square foot on about 1,826 square feet, but the spread around that number is wide because you are buying into a range of eras and renovation states, not a uniform product.
The posture right now is fast but softening. Homes are moving in a median of 6 days, so well-prepared listings clear quickly and buyers need to be ready to act. At the same time prices are down 9.4% year over year, which tells you the leverage has shifted somewhat toward buyers on negotiation even as pace stays tight. Sellers should price to the current market rather than last year's; buyers get speed pressure but a little more room to push on condition.
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
South Pines is an older, established Jacksonville pocket in Duval County where a century of building has left a genuinely mixed housing stock — the trade here is character and updating potential over uniformity.
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 South Pines. Swipe to explore the community.
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South PinesPhotos from realMLS listings in South Pines; content deemed reliable but not guaranteed.
Who South Pines is best for.
Best for
- Buyers around the mid-$290,000s who want an established location and are open to a range of home ages
- Renovation-minded buyers comfortable pricing in updates on an older house
- Owner-occupant buyers ready to move fast in a 6-day-median market
Probably not for
- Buyers who require a new-construction, low-maintenance home with no surprises
- Buyers who need certainty of near-term equity given the 9.4% year-over-year decline
- Buyers who cannot budget beyond purchase price for the upkeep an older home may need
The market around South Pines
South Pines is too small for its own price trend, so here is the market around it.
In ZIP 32207, 214 homes are on the market and 25% are under contract — a steady 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 South Pines specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in South Pines, 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.
The South Pines buying strategy.
If we were buying in South Pines 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 Pines.
An older stock that rewards a sharp eye
With 188 homes in the picture and a median year built of 1958, this is not a place you shop by spec sheet. The year-built range from 1924 to 2024 means two houses a block apart can be entirely different propositions — one a preserved original, another a full modern rebuild. That variability is the whole reason the median price and per-square-foot figures should be read as a midpoint, not a rule. Condition is the swing factor.
The homestead share sits near 64%, which points to a stock held more by owner-occupants than by short-term turnover, and that tends to show up in maintenance and long-term care of the housing itself. Combined with a fast 6-day median time on market, it means good inventory does not linger. Inspection discipline matters more than usual here given the age of the housing; a home that shows well may still carry the mechanical realities of its build year.
The location and the amenities are priced into every listing in South Pines. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
A market this age-varied and this fast is where local read beats an algorithm. We can tell you which of two similar-looking houses reflects a real renovation versus cosmetic cover, help you weigh the median against a specific home's condition, and move quickly when something right lists in a 6-day window. On the sell side, we position around the current year-over-year softening so your list price meets today's buyer, not last year's.
South Pines in 15 seconds.
Tools for a South Pines 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 Pines sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in South Pines, 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 Pines home worth?
Get a no-obligation home value based on real comparable sales in South Pines, 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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Recent Developments in South Pines
Development, infrastructure, retail, and school activity affecting South Pines, 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 site is about 4 miles northwest of South Pines.
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 10 miles northeast of South Pines.
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 site is about 4 miles northwest of South Pines.
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 site is about 4 miles northwest of South Pines.
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 19 miles south of South Pines.
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 9 miles northeast of South Pines.
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 South Pines?
What share of South Pines is owner-occupied?
When were the homes in South Pines built?
Who is the best real estate agent for South Pines?
How do I find a top Jacksonville real estate agent who knows South Pines?
Can Momentum Realty connect me with an agent for South Pines?
Should you buy in South Pines?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near South Pines with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: October 9, 2026) |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (5 streets, ZIP 32207)) |
| Under-contract shares | realMLS records, as of 2026-10-20 |
| Historical depth | Closed-sale records back to 2002 (119 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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