Spindletree
Homes for Sale in Jacksonville, FL
True comps, carrying-cost math, and listings before the portals.
As of September 2026, the MLS records 5 closed sales in Spindletree in Jacksonville, FL since 2001, the most recent in March 2022. Across Jacksonville as a whole, 8,811 homes closed in the last 12 months at a median of $310,000, 44 median days on market, with 2,375 homes for sale today. At that median and Duval County's FY2025-26 rate of 17.86 mills, annual property tax runs about $5,540 ($4,800 with the full homestead exemption).
Spindletree is a compact, tightly-dated pocket of Jacksonville: 75 homes, all built in a narrow window from 1996 to 1998, with a median living area around 2,381 square feet. When the housing stock is this uniform, price is driven less by floor plan and vintage and more by condition and updates. The homes that have had kitchens, baths, roofs, and mechanicals brought current will command a premium; the ones still wearing their late-'90s finishes will trade at a discount. Expect a wide spread around the median for exactly that reason.
With roughly 91% of homes carrying a homestead exemption, this is an owner-occupied community that turns over slowly. That means limited inventory and comps that can be thin at any given moment — a seller who prices to condition and a buyer who moves decisively both do well here. Nobody should expect a flood of options; when the right home lists, it deserves attention.
The 60-Second Overview
Spindletree is a small, single-era subdivision in Duval County where the homes are consistent in size and age, so the real variable a buyer weighs is how much updating each property has had.
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 Spindletree is best for.
Best for
- Long-hold buyers who want to settle into an established, owner-occupied neighborhood and stay
- Buyers comfortable with a mid-'90s home who will either update over time or pay up for one already done
- Sellers with a well-maintained or updated home who want scarcity working in their favor
Probably not for
- Buyers who need a wide selection of active listings to choose from at any moment
- Anyone set on new construction or contemporary floor plans
- Buyers unwilling to budget for updating an original-condition late-'90s home
The market around Spindletree
Spindletree is too small for its own price trend, so here is the market around it.
In ZIP 32256, 368 homes are on the market and 28% are under contract — a steady corner of Jacksonville.
Across Duval County, 3,938 homes are active and 1,658 pending (30% under contract).
ZIP and county figures describe the wider market, not Spindletree specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in Spindletree, 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 Spindletree
Development, infrastructure, retail, and school activity affecting Spindletree, 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 13 miles west of Spindletree, 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 11 miles northwest of Spindletree, elsewhere in Duval County.
Source: News4Jax - 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 15 miles southwest of Spindletree.
Source: Jax Daily Record - May 2026Retail & Dining
Grocery-anchored retail center proposed in Durbin Park
A grocery-anchored retail center was proposed at Durbin Park, the large mixed-use development near Interstate 95 and County Road 210 in northern St. Johns County, adding to the district's existing stores, restaurants, and Walmart-anchored core.
What it may mean for the marketAdded grocery and retail at Durbin Park deepens everyday conveniences in northern St. Johns County, an amenity factor that can support demand for surrounding communities. The site is about 7 miles south of Spindletree.
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 14 miles north of Spindletree, elsewhere in Duval County.
Source: JAXPORT - February 2026Retail & Dining
Durbin Park Walmart plans an expansion
The Walmart anchoring Durbin Park filed plans to expand in early 2026, reinforcing the retail core of the Interstate 95 and County Road 210 district in northern St. Johns County.
What it may mean for the marketInvestment in Durbin Park's retail anchor signals continued commercial strength in northern St. Johns County, which can reinforce the appeal of nearby residential areas. The site is about 7 miles south of Spindletree.
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.
The Spindletree buying strategy.
If we were buying in Spindletree 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 Spindletree.
A uniform mid-'90s enclave
Everything in Spindletree was built within a three-year span, and the median living area of about 2,381 square feet points to a neighborhood of full-size single-family homes rather than a mix of scales. That uniformity is a double-edged thing: it makes values easier to reason about, but it also means the property that stands out — for better or worse — is the one whose condition breaks from the pack.
The high homestead share, near 91%, tells you this is a stay-put community with low turnover. Buyers should be prepared for tight supply and be ready to act when a well-kept home comes to market. Sellers benefit from that same scarcity, but only if the home is priced honestly against its actual level of updating rather than against the neighbor who just renovated.
The location and the amenities are priced into every listing in Spindletree. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a 75-home community with slow turnover, the comps that matter are few and condition-sensitive, and a generic valuation will miss badly. We read each listing against its actual updates and mechanical age, so buyers know what they're paying a premium for and sellers price to reality — not to the last renovated sale down the street.
Spindletree 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 Spindletree 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 Spindletree sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Spindletree, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Spindletree home worth?
Get a no-obligation home value based on real comparable sales in Spindletree, 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 all homes for sale in Jacksonville →
Should you buy in Spindletree?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | realMLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2001 (5 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?
You just read the data. Now see what your home is worth.
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 local comps.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how Spindletree fits the bigger picture — live prices, inventory, and Momentum Scores:
The real cost & risk here
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.