True comps, carrying-cost math, and listings before the portals.
Southern Villas has settled into a median price of $245,000, working out to $170.73 per square foot across the community's 144 homes. That price has held a balanced posture this year, up 2.9% year over year, with only 2 active listings on the market and homes moving in a median of 28 days. Months of supply sits at 3.4, which keeps the community in balanced territory rather than tilting hard toward either buyers or sellers.
The pricing here is less about a hot streak and more about a long, steady climb: values are up 172% since 2012, a trajectory that points to sustained demand rather than a recent spike. With homes built between 1985 and 1996 (median year built 1989) and a median living area of 1,634.5 square feet, this is an established, mid-sized product that draws consistent interest without generating bidding-war conditions. For sellers, that means pricing to the comp, not the headline. For buyers, it means less real competition per listing than the thin active count might suggest.
🟡 Balanced market. 3.4 months of supply and 0% of the inventory already under contract put buyers and sellers on roughly even footing.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of realMLS records, as of July 14, 2026. Confidence: Medium (2 active and pending listings, 7 closed sales in 12 months).
🟡 Still climbing. The trailing-12-month median ($245K) is up 2.9% from the prior 12 months ($238K) and up 172% since 2012. With about 6 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level realMLS closed sales, 12-month windows ending July 14. Confidence: Low (7 and 5 sales in the two windows).
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Updated July 14, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
Southern Villas market snapshot (as of July 14, 2026): the median sale price is about $245K ($171 per sq ft over the trailing 12 months of closed sales), a median 28 days on market for closed sales, and 3.4 months of supply, a balanced market. The trailing-12-month median is up 3% from the prior 12 months and up 172% since 2012, computed from record-level realMLS closed sales (7 closings in the current window).
Southern Villas is a community of 144 homes in Jacksonville, Duval County, built between 1985 and 1996 (median 1989.0), with a median living area of about 1,634 square feet. 70% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Southern Villas is a smaller, established community in Jacksonville (Duval County) where turnover stays tight — just 2 active listings against 144 total homes — and a 70.1% homestead share points to a base of long-term ownership rather than heavy investor or rental churn.
Aerial and on-site photos of Southern Villas. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Southern VillasPhotos from realMLS listings in Southern Villas; content deemed reliable but not guaranteed.
Tight supply and strong demand favor sellers here. Homes still take about two months to sell, though, and with asking prices running above recent sales per square foot, a prepared buyer has room on anything overpriced. Reading each home against the real comps, not the headline trend, is where the edge is.
Live from realMLS, as of June 25, 2026. Refreshed twice daily. Months of supply, days on market, and the contract-to-listing ratio are computed from current Southern Villas listings and the trailing twelve months of closed sales.
Our proprietary read on how a home in Southern Villas buys, holds, and resells. See the five factors.
Live MLS inventory for Southern Villas. 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 Southern Villas listings as of 2026-06-25, priced high to low. Source: Data provided by realMLS.. Tap any home to ask about it.
Every active, pending, and recently sold home, plotted. Toggle the layers, color the dots by status or lot type, and tap a home for the details.
Listing locations from realMLS; lot type inferred from listing descriptions. Destination pins are approximate. Map data © OpenStreetMap, tiles © CARTO. Flood, school, and commute overlays are on the roadmap.
The location is the everyday-convenience case: shopping, schools, and the major roads are all a manageable drive.
Drive times from Southern Villas. They are approximate and vary with traffic and your exact start point.
St Johns Town CenterDistances and drive times are approximate and vary with traffic. Confirm your real commute at your real departure time.
Explore more neighborhoods near Southern Villas in Jacksonville, FL with Momentum Realty’s local guides.
Carrying cost · the no-CDD edge
No CDD bond means thousands less per year than newer master plans.
Roughly $25,000 saved over 10 years in carrying cost, before resale.
Illustrative. NE Florida CDD assessments commonly run $1,500-$3,500+/yr and vary by community; verify per property.
Southern Villas is served by Duval County Public Schools. Assignment is by address and can change, so confirm the exact zoned elementary, middle, and high schools for any specific home, plus any magnet or choice options. Treat published ratings as a starting point, not the full story.
Buying with schools in mind? We can confirm the exact zoned schools for any Southern Villas address.
What actually bears on this purchase, sourced and dated. We do not publish a figure we have not verified.
Our read on what is being built around Southern Villas, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.
Townhome HOA and low-maintenance model
Duval County millage and homestead
Direction, significance, and effect-radius ratings are Momentum's proprietary, qualitative read of the sourced items below, not investment advice or a prediction for any specific home.
Development, infrastructure, retail, and school activity affecting Southern Villas, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated June 2026.
Showing the latest, scroll for all updates ↓
The City of Jacksonville and Duval County set the 2024 millage that determines the county and city portion of the property-tax bill for Jacksonville parcels (Duval County Property Appraiser, 2024). Why it matters: Pull the actual tax line and homestead status for the specific home from the Duval County Property Appraiser, plus the FEMA flood zone and a bindable insurance quote, rather than the seller's estimate. Source
Southern Villas is a townhome community in the Mandarin area of southeast Jacksonville with reported green space and walking trails, well connected to the highways (neighborhoods.com, 2026). Why it matters: Confirm the HOA inclusions and the reserve health for the specific townhome. Source
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.
If we were buying in Southern Villas, this is the order of operations we would run, and the one we run for our clients.
Get the HOA budget and inclusions. Confirm the current dues, exactly what they cover, the reserve balance, and any planned special assessment.
Confirm what the HOA maintains. Sort out which components, including roofs and exteriors, the association covers versus the owner.
Inspect the specific townhome. Roof, plumbing, electrical, and HVAC vary; price off condition and a current inspection.
Pull the flood zone and an insurance quote. Southeast Mandarin parcels can sit in different FEMA zones; get the zone and a bindable quote during diligence.
Comp within the Mandarin area. Compare against the closest recent Mandarin-area townhome sale, not a detached-home listing.
On mobile, tap any heading below to open it. This is the home by home, lot by lot, club and renovation detail, organized so you can jump straight to what matters to you.
Southern Villas is a townhome community in the Mandarin area of southeast Jacksonville, Duval County (32257 area), offering low-maintenance attached homes from about 1,144 to 1,998 square feet with reported green space and walking trails (neighborhoods.com, 2026; RE/MAX, 2026). It is a settled, well-connected community close to the highways into downtown Jacksonville and the Southside.
Three honest price bands. Condition and lot, not the square footage alone, decide where a home lands.
Here are the broad resale bands in Southern Villas today. The right home is the one matched to your budget and the renovation math, so seeing fitting listings early is the edge.
An older townhome where you budget for kitchen, bath, and systems work. Price it on condition and confirm the association is not about to assess for a shared component.
A renovated townhome with newer systems, which is what most buyers here want. The low-maintenance Mandarin-area location is the story; verify the dues and what they cover.
The larger layouts or the units near the green space, fully updated. The premium is modest in this product, so pay it only for genuine condition and position.
Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.
Three realistic price bands. Where a home lands comes down to condition and lot, not square footage alone.
Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.
The factors that actually move value in Southern Villas, condition, lot, and the renovation math, read from current listings and recent sales.
Renovated-listing inventory in Southern Villas is too thin right now to compute a reliable renovation premium. We read condition home by home against real comps before you offer.
On a preferred homesite (water, preserve, corner, or a larger lot), the homesite is the part of your money the market gives back at resale. The house can be renovated; the lot cannot, so premium lots hold their value better than interior ones. How much more they command varies by frontage, view, and condition, which is why we read it home by home against real comparable sales rather than a single headline figure.
Most buyers overpay on interior lots in the back half of the community. A sharp renovation can distract you, but the weaker resale position follows the lot, not the finishes. We read the homesite before the kitchen.
Our read on the factors that protect resale here, and the one to manage.
Momentum analysis based on the community's structure, location, lot scarcity, and housing stock. Not a guarantee of future value.
The strongest value pocket is usually a renovated home on a good lot priced just under the next tier up. Buyers chasing the single biggest house often pay top prices for what is really a renovation project.
The same five mistakes cost buyers the most in any market. Every one is avoidable with the right preparation before you tour.
1The agent on the sign works for the seller. In a market where condition swings price by hundreds of thousands, negotiating against that agent with no one in your corner is the costliest move of all.
2A dated home looks like a deal until you price the roof, HVAC, pool, and full modernization honestly. Underbudget the reno and the bargain becomes the expensive house.
3A premium homesite (water, preserve, or a preferred position) carries a real, durable premium. Pay a top price for an interior lot and you are buying the weakest version of the value.
4Two similar homes can cost very differently to own once the HOA, any CDD, insurance, and upkeep are priced in. Buyers who do not run the full monthly carrying cost misread the real number.
5An older home means older systems unless updated. Roof age, HVAC age, pool equipment, and prior renovations drive both price and insurability, and a thorough inspection matters more here than in a new build.
Southern Villas sells low-maintenance, Mandarin-area townhome living with green space at a value price. The deal is not in a brochure; it is in the HOA math and the condition of the specific townhome.
Our proprietary 0 to 10 read across the five factors that decide how a home here buys, holds, and resells.
Momentum Intelligence Scores are our proprietary, qualitative assessment based on the analysis on this page, on a 0 to 10 scale. They are a framework for comparing communities, not a guarantee of future value or advice on a specific home.
Most pages on this community are an automated estimate wrapped in stock copy. This one is built from the live realMLS feed, fourteen years of closed sales, and a renovation-by-renovation read of what actually moves value here, lot by lot. No automated estimate, no guesswork.
Where the value actually sits. Each home is shaded by its price per square foot (a value read, not just a price) and ringed by lot type, so you can see at a glance which pockets carry a real, durable premium and where a renovation play makes sense.
Fill = price per square foot; ring = lot type, inferred from listing descriptions. Sold homes are shown by realized $/sqft (lot type not always recorded). Asking and recent-sold figures from realMLS; for orientation, not an appraisal.
Southern Villas is a townhome community, so there is no detached-lot premium. What separates one home from another is position, an interior versus end unit, proximity to the green space, and above all condition. The honest approach is to price a townhome on its inspected condition and the association's reserve health, and to compare it against the closest recent Mandarin-area townhome sale rather than a detached-home average.
Southern Villas is a townhome community with a homeowners association whose dues fund the green space, trails, and shared components; confirm the current figure, exactly what it covers, and the reserve balance directly with the association.
The association generally funds the shared exteriors, grounds, green space, and trails; confirm whether it covers roofs and which components fall to the owner for the specific townhome.
Southern Villas is a townhome community with green space and trails rather than a gated, golf-amenity one; confirm the current amenity set with the association.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and view, not an automated estimate. The right number comes from closed comps matched to your renovation level and lot.
Your buyer is cross-shopping the Mandarin area's townhomes, so sell what is specific: your layout and position, the HOA dues and what they cover, your updates, and the green space and access.
Sold-to-list and days-on-market figures reflect Momentum Realty listings versus the Jacksonville metro average, year to date. Your home's result depends on pricing, condition, lot, view, and preparation.
Because buyers here are weighing your home against renovated comps and cross-shopping Mandarin, a home priced to the community average instead of its true condition and view either leaves money on the table or sits. A renovated kitchen, newer roof and HVAC, and a golf or lake view all deserve to show up in your price, and a buyer pool reading renovation math needs to be shown why your home is worth it. We build that case with real comps and a pricing strategy for the current market.
Get a no-obligation home value based on real comparable sales in Southern Villas matched to your condition, lot, and view, 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 Southern Villas on the map →
Median sale price over the trailing 12 months ending July 14 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($245K) IS the median in the snapshot above, and the move from 2025 ($238K) IS the +2.9% one-year change.
Windows contain 2 to 8 sales each (7 in the current window); every figure carries its sample size, and thin markets swing on single closings. Source: Data provided by realMLS. Deemed reliable but not guaranteed.
Before the list price, the Florida math the portals skip. These are Duval County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Duval County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
32% of homes for sale in ZIP 32257 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-07-18).
Southern Villas is currently a seller's market. About 3.4 months of supply, a median asking price of $283,450, and homes go under contract in about 23 days.
Typical home value in the 32257 ZIP is $348,109, about 7.3% below the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Live MLS inventory for Southern Villas. 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 Southern Villas listings as of 2026-07-14, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from realMLS. Map data © OpenStreetMap, tiles © CARTO.
Community amenities as reported across realMLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
Southern Villas is currently a seller's market. About 3.4 months of supply, a median asking price of $283,450, and homes go under contract in about 23 days.
Typical home value in the 32257 ZIP is $348,109, about 7.3% below the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
If we were buying in Southern Villas 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 Southern Villas.
At $170.73 per square foot, Southern Villas prices in line with an established, mid-size home stock rather than new construction. A median of 28 days on market, combined with 3.4 months of supply, describes a balanced market: listings clear at a normal pace, but they are not evaporating overnight. With only 2 active listings against 144 total homes in the community, buyers should expect a thin selection at any given moment — when something on your list comes up, plan to move on it.
The 172% appreciation since 2012 is the real story here — a long, compounding gain rather than a short-term run-up, sitting on top of a still-positive 2.9% year-over-year figure. Homes were built between 1985 and 1996, with a median year built of 1989 and a median living area of 1,634.5 square feet, so most inventory falls into a similar size and age band. A 70.1% homestead share suggests most owners have claimed the property as their primary residence, which tends to support steadier turnover than a market with heavier investor or rental activity.
The location and the amenities are priced into every listing in Southern Villas. The deal is won or lost on condition, the comps, and the renovation math.
Our proprietary 0 to 10 read across the factors that decide how a home in Southern Villas buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 5 factors (8.0). Basis: Long-Term Appreciation +172% since 2012; Recent Direction +2.9% year-over-year; Liquidity & Demand 3.4 months of supply; Owner Commitment 70% owner-occupied; Pricing Power 100.0% sale-to-list. Refreshed with each data update.
With only 2 active listings across 144 homes, Southern Villas is not a market where you can wait for a flood of options to compare — you need a broker who knows the recent closings, not just what happens to be live today. Momentum tracks this community's pricing pattern in $/sq. ft. terms and days-on-market, so you can walk into an offer, or a listing, with a number grounded in Southern Villas' actual trades rather than a citywide average.
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
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 Southern Villas sales matched to your home.
If you are thinking about selling in Southern Villas, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
Get a no-obligation home value based on real comparable sales in Southern Villas, 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 Southern Villas on the map →
An honest fit check. We will tell you when it is not your community.
Explore more neighborhoods near Southern Villas with Momentum Realty’s local guides.
| Live listings | realMLS, refreshed twice daily (last: July 14, 2026) |
| Community market stats | realMLS closed sales, 12-month windows ending July 14, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (2 streets, ZIP 32217/32223/32256/32257)) |
| Under-contract shares | realMLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2001 (128 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.
Own a home here?
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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