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.
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, 189 homes are on the market and 33% are under contract — a fast-moving 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 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.
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 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 9 miles west of South Pines, 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 4 miles northwest of South Pines, 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 16 miles west of South Pines, elsewhere in Duval County.
Source: Jax Daily Record - 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 - 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 9 miles northeast of South Pines, elsewhere in Duval County.
Source: JAXPORT - 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.
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.
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 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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Should you buy in South Pines?
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Nearby Communities
Explore more neighborhoods near South Pines 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 (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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