Sugar
Mill Homes for Sale in Jacksonville, FL

Established condo and townhome community · Mandarin · ZIP 32257

An established 1984 condominium and townhome community off Crown Point Road in Jacksonville's Mandarin area, built around two pools and tennis and pickleball courts, for buyers who want low-maintenance ownership on the Southside.

Built 1984Mandarin, Duval County1 to 3 bedrooms

Live Market Pulse

50/100
Momentum

Buyer-Leaning Market (limited data)

This page does not yet carry active realMLS listing data for Sugar Mill. Ask us for the current list of active, pending, and sold units, or run a live realMLS search, before you draw any conclusion about price or availability.

Free · No obligation

Unlock Off-Market Mandarin

Listings before the portals, true comps, and the renovation and carrying-cost math, before you tour.

Live · Sugar Mill Housing Pulse realMLS + public records Analysis by Momentum Realty · $3.5B+ sold · 8,500+ transactions · Top 1% in Florida (RealTrends)

Price

$134K ▼

Median sold · 12 mo

down 1.5% vs the prior 12 months

-1.5% ▼

1-yr price change

n = 17 and 15 sales in the two windows

$119/sf

Sold $/sqft · 12 mo

peak $170 in 2024

94.6%

Sale vs ask

Duval median: 97.8%

+198%

T12M median vs 2012

from a $45K median in 2012

Tempo

41days

Median DOM · closed

13 days at the 2022 low

Sold · last 12 mo

10-yr average: about 18 a year

Ownership and context

73%

Owner-occupied · Sugar Mill

45 of 62 parcels homesteaded (FL DOR 2025)

27%

Non-owner-occupied · Sugar Mill

incl. 11% trust or LLC-held · 11% out-of-state

78%

Cash buyers · Sugar Mill

7 of 9 sales, 12 mo ending July 2025

Homes in the community

62 residential parcels (FL DOR 2025)

Track record · 25 years of records

Est. 1982

Community established

homes built 1982-2001, median 1988 (FL DOR 2025)

Failed listings · 2026

peaked at 29 in 2008

1,050sqft

Median sold home size

12-mo windows, closed sales

27.4%/yr

Turnover rate

about 17 of 62 homes trade a year

Built fromLive realMLS data14 years of closingsLocal renovation analysisUpdated twice daily

Jon's Current Read

"Sugar Mill is a straightforward, established Southside condo play. The building stock is 1984 construction, so the edge is not novelty, it is the HOA structure: dues are reported to cover water, sewer, roof, and exterior maintenance, which caps a big chunk of your ownership cost in a single line item. The trade is an older building against a lower and more predictable carrying cost. Verify the association's reserve funding and any pending special assessments before you rely on that trade."

Jon Brooks, founder, Momentum Realty · Updated June 2026

Sugar Mill Housing Pulse · Momentum Research · as of August 5, 2026

Sugar Mill right now

🟡 Off the recent peak. The trailing-12-month median ($134K) is down 1.5% from the prior 12 months ($136K) and up 198% since 2012. With about 18 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 August 5. Confidence: High (17 and 15 sales in the two windows).

What's unique here: the median sale price is about 59% below the typical Duval County sale ($134K vs $323K, trailing 12 months, realMLS records).

Jump to: Price history & scorecard · Homes for sale · Schools · FAQ

Updated August 5, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness

The 60-Second Overview

Sugar Mill is an established condominium and townhome community off Crown Point Road in Jacksonville's Mandarin area, in Duval County. The property was built in 1984 and is fully built out, with unit sizes reported to run roughly 1,002 to 1,440 square feet across one, two, and three bedroom layouts.

The community is organized around two swimming pools and tennis and pickleball courts. The homeowners association is reported to cover water, sewer, roof, and exterior maintenance, which is a meaningfully different cost structure than a single-family HOA and worth confirming line by line before you buy.

Because this is an established, built-out property, there is no new-construction competition to weigh. The more relevant questions are building age, the association's reserve funding, and how the unit's condition and position within the property compare to what else is listed, none of which this page can answer without current listing data.

Quick Match

Who Mandarin is best for.

Best for

Buyers who want an established condo or townhome with a lower, HOA-covered exterior maintenance burden
Buyers focused on the Mandarin area of Jacksonville's Southside, near I-295
Buyers comfortable evaluating an older 1984 building against its association's reserve funding

Probably not for

Buyers who need a single-family home with private yard space
Buyers who want new construction or a recently built building
Anyone who has not budgeted time to review the condo association's financials and reserve study

Price History: What Homes Here Have Actually Sold For

Median sale price over the trailing 12 months ending August 5 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($134K) IS the median in the snapshot above, and the move from 2025 ($136K) IS the -1.5% one-year change.

Windows contain 8 to 26 sales each (17 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.

Median sale price · trailing 12 mo

Down 1.5% year over year; up 198% since 2012.

Every sale since 2001 · price vs size

378 closed sales; green = recent. Size sets the floor, condition and lot set the rest.

Sold $ per sq ft · trailing 12 mo

Up from $40 in 2012 to a $170 peak in 2024; $119 now.

Median days on market · closed sales

13 days at the 2022 low; 41 now.

Sale price vs original ask · median

94.6% now vs Duval 97.8%.

Homes sold per 12-mo window

8 to 26 a year; 17 in the current window.

Indexed since 2012 · Sugar Mill vs Duval

Same realMLS record, indexed to 100 at 2012.

Sellers who gave up · failed listings per year

Canceled, expired, or withdrawn. 29 quit in 2008; 10 so far in 2026. The clearest stress gauge a community has.

Market Heat · 0 coldest, 100 hottest in the record

84 at the 2022 peak, 15 in the troughs, 32 now. Same score as the hero card, full history.

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.

$1,795/mo

Duval County typical true cost to own

$110/mo

Duval County typical home insurance

Check CDD

Confirm 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.

How much local inventory is already under contract

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 (2026-08-01).

8.6A- score

Momentum intelligence

Momentum buy score

Our proprietary read on how a home in Sugar Mill buys, holds, and resells. See the five factors.

Interactive Map

Mandarin on the map.

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.

Nearby & Commute

How far is everything?

The takeaway

The location is the everyday-convenience case: shopping, schools, and the major roads are all a manageable drive.

Drive times from Mandarin. They are approximate and vary with traffic and your exact start point.

Downtown Jacksonville20 to 25 min · approximate

I-295 Southside interchange5 to 10 min · approximate

St. Johns Town Center shopping district10 to 15 min · approximate

Naval Air Station Jacksonville20 to 25 min · approximate

Jacksonville International Airport35 to 45 min · approximate; a longer drive

Distances and drive times are approximate and vary with traffic. Confirm your real commute at your real departure time.

Nearby Communities

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Browse all Florida neighborhood guides →

Carrying cost · the no-CDD edge

No CDD bond means thousands less per year than newer master plans.

Typical CDD community~$2,500/yr

Mandarin (no CDD)$0/yr

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.

Schools

15-Second Take

Duval County Public Schools
Verify the zoned schools by address
Magnet and choice options may be available
Confirm current ratings before relying on them
Private and parochial options nearby

Mandarin 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.

High

Mandarin High School (Duval County Public Schools), verify by address

Middle

Mandarin Middle School, verify by address

Elementary

Crown Point Elementary School, verify by address

Buying with schools in mind? We can confirm the exact zoned schools for any Mandarin address.

The takeaway

The story around Sugar Mill is the broader Southside and Mandarin corridor along the St. Johns River, a long-established part of Jacksonville that continues to see steady resale and rental demand.

The Strategy

The Mandarin buying strategy.

If we were buying in Mandarin, this is the order of operations we would run, and the one we run for our clients.

Ask the association for the current condo dues amount, what they cover in writing, and the most recent reserve study or funding summary.

Ask specifically about Florida's structural reserve and inspection requirements for older buildings and whether Sugar Mill has completed them.

Confirm whether any special assessment is pending or has recently been approved.

Verify the exact zoned elementary, middle, and high school by the unit's address with Duval County Public Schools.

Get a bindable HO-6 (walls-in) insurance quote for the specific unit, in addition to reviewing the association's master policy.

The Quick Decision

Best Buy

A unit with recent interior updates in a building with solid, documented reserve funding.

Biggest Risk

An underfunded reserve account or a pending special assessment tied to Florida's newer condo structural rules.

Best Lot

Position within the property matters more than lot size here; weigh proximity to the pools and parking against building age and any recent common-area work.

Smart Timing

Not phase-driven; this is a stable, built-out resale market, so timing comes down to current inventory rather than a builder release schedule.

Deep-Dive Intelligence

The full read, only if you want it.

The takeaway

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.

Community Details at a Glance

The Homes

Type

Condominium and townhome, 1 to 3 bedrooms

Built

1984

Size range

About 1,002 to 1,440 sq ft

Bedrooms

1 to 3

Costs & Fees

HOA

Yes; the condo association is reported to cover water, sewer, roof, and exterior maintenance (confirm the current dues amount)

CDD

None identified; confirm on the parcel tax record

Property use

Primary residences and rentals; confirm the current rental policy with the association

Amenities

Marketed

Two swimming pools, tennis and pickleball courts

Status

Established, fully built-out community; verify current condition of shared facilities

Location

Area

Mandarin, Jacksonville, Duval County

Downtown Jacksonville

About 20 to 25 min (approximate)

I-295 access

About 5 to 10 min (approximate)

Mandarin Homes For Sale

What your money buys in Mandarin.

The takeaway

Three honest price bands. Condition and lot, not the square footage alone, decide where a home lands.

Here are the broad resale bands in Mandarin today. The right home is the one matched to your budget and the renovation math, so seeing fitting listings early is the edge.

The Entry

The smaller one-bedroom layouts, around 1,000 square feet, sit at the lower end of the property's unit sizes.

Lowest entry

The Core

Two-bedroom units make up much of the community's mid-range floor plans, typically in the low 1,200 square foot range.

Most inventory

The Top

The larger two and three bedroom layouts, up to about 1,440 square feet, sit at the top of the property's size range.

Strongest resale

Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.

See Off-Market & Private Listings

What Your Money Buys

What ~$900K buys here.

Three realistic price bands. Where a home lands comes down to condition and lot, not square footage alone.

The Entry

The smaller one-bedroom layouts, around 1,000 square feet, sit at the lower end of the property's unit sizes.

The Core

Two-bedroom units make up much of the community's mid-range floor plans, typically in the low 1,200 square foot range.

The Top

The larger two and three bedroom layouts, up to about 1,440 square feet, sit at the top of the property's size range.

Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.

Operator Intelligence

Renovation & Resale Intelligence

The factors that actually move value in Mandarin, condition, lot, and the renovation math, read from current listings and recent sales.

15-Second Take

Renovation math decides the deal
Better lots and views resell strongest
Roof and HVAC age drive the insurance quote
Interior lots are where buyers overpay

Proprietary Data

The renovation premium.

Renovated-listing inventory in Mandarin is too thin right now to compute a reliable renovation premium. We read condition home by home against real comps before you offer.

Lot Value

The lot premium.

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.

Operator Note

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.

Resale Strength Scorecard

How well Mandarin holds value.

Our read on the factors that protect resale here, and the one to manage.

Exterior and roof maintenanceHOA-covered (confirm)

Building ageBuilt 1984

Reserve fundingVerify with association

Interior updatesVaries by unit

Special assessment riskConfirm before buying

Momentum analysis based on the community's structure, location, lot scarcity, and housing stock. Not a guarantee of future value.

Operator Note

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.

5 Mistakes Buyers Make in Mandarin

15-Second Take

Calling the listing agent (who works for the seller)
Misjudging the renovation budget
Overpaying for an interior lot
Underbudgeting the carrying costs
Skipping the roof, HVAC, and systems check

The same five mistakes cost buyers the most in any market. Every one is avoidable with the right preparation before you tour.

Calling the listing agent

The 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.

Misjudging the renovation math

A 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.

Overpaying for an interior lot

A 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.

Underbudgeting the carrying costs

Two 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.

Skipping the systems check

An 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.

“

In an older condo community, the number that matters most is not the price, it is the reserve balance.

Jon Brooks · Founder, Momentum Realty

Momentum Intelligence

Momentum Buy Score.

Our proprietary 0 to 10 read across the five factors that decide how a home here buys, holds, and resells.

6.2C · Buy Score

Resale Strength5.8/10

Renovation Risk6.0/10

Location Efficiency6.8/10

Long-Term Defensibility6.0/10

Carrying Cost Advantage6.2/10

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.

Momentum Housing Intelligence

Why our read on Mandarin is different.

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.

Live realMLS feed14 years of closed salesRenovation-premium analysisLot-by-lot, no automated estimates

Jon Brooks, founder of Momentum Realty. A housing economist with a background in real estate investment banking and consulting at Ernst & Young, who has built and analyzed Northeast Florida real estate from the ground up.

About the analyst · Our methodology

Which Lots & Views Hold Value Best

Proprietary Data · Lot Value Map

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.

Value ($/sqft)

$261 value$401 premium

Lake / waterPreserveInterior

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.

15-Second Take

This is a condominium and townhome property, so there are no individual homesites.
Position within the property, proximity to the pools, and parking convenience are the durable differences between units.
Ground-floor and upper-floor units trade off differently on stairs, noise, and privacy.
Ask which building has had recent roof or exterior work done under the association's maintenance program.
Interior condition and updates matter more here than any lot-specific feature.

In a condominium property like Sugar Mill, the building itself is common to every owner, so the lasting differences between two units are position within the property, floor level, and proximity to the pools and parking. Because the property was built in 1984, ask specifically which buildings have had recent roof, exterior, or common-area work completed under the association's maintenance program, and weigh that against the unit's own interior condition and updates.

The 15-Second Verdict

Mandarin in 15 seconds.

Best forBuyers who want an established Mandarin condo or townhome with HOA-covered exterior maintenance.

Biggest advantageA predictable cost structure where dues are reported to cover water, sewer, roof, and exterior upkeep.

Biggest riskAn underfunded reserve or a special assessment tied to the building's age and Florida's newer condo rules.

Sweet spotAn updated unit in a building with documented, adequate reserve funding.

Avoid ifYou need a single-family home or cannot budget time to review the association's financials.

HOA, CDD & Fees

15-Second Take

HOA dues are reported to include water, sewer, roof, and exterior maintenance; get the current figure in writing.
No CDD was identified, but confirm it on the parcel's tax record.
Amenities are two swimming pools and tennis and pickleball courts.
Ask for the association's most recent reserve study given the building's 1984 construction.
Confirm whether any special assessment is pending before you make an offer.

Sugar Mill is governed by a condominium association. Reporting indicates dues cover water, sewer, roof, and exterior maintenance, which shifts a meaningful share of ownership cost into the monthly assessment. A current dues figure is not published here; get the exact amount, the most recent budget, and the reserve study in writing from the association or its management company before you buy.

Confirm in writing, but dues appear to fund water, sewer, roofing, and exterior building maintenance, along with upkeep of the two pools and the tennis and pickleball courts.

There is no golf course or private country club at Sugar Mill; the shared facilities are the two pools and the tennis and pickleball courts.

Run Your Numbers

Tools for a Mandarin buy.

Free calculators to pressure-test the real cost before you tour.

Mortgage paymentPrincipal, interest, taxes, and insurance on a specific price.Property taxDuval County millage and the homestead picture.Rent vs buyThe breakeven on owning in Mandarin.Save Our HomesProject your homestead tax cap over time.

The takeaway

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.

Selling in Mandarin

Thinking of selling a Sugar Mill condo or townhome?

Selling an established condo in an older building takes a clear read on the association's financials and current comparable listings, not an automated estimate. We will show you the honest math against what is actually selling.

Momentum listings (YTD)

97.98%

Sold-to-list ratio across the Jacksonville metro for our agents, sellers keeping more of their price.

Market average (YTD)

96.73%

The broader metro average sold-to-list ratio over the same period.

Momentum days on market

64 days

Median days on market for our listings, faster sales mean less carrying cost and stronger leverage.

Market days on market

72 days

The broader metro median over the same period.

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.

In Mandarin, condition and view decide your number

Because buyers here are weighing your home against renovated comps and cross-shopping Mandarin Glen, 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.

What is your Mandarin home worth?

Get a no-obligation home value based on real comparable sales in Mandarin 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 Sugar Mill on the map →

Real comps, not an automated estimate.

Median sale prices in Sugar Mill year by year since 2012, from closed MLS sales. A long track record beats a single estimate, showing what this community has really done through rate cycles rather than what a model predicts.

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.

$1,614/mo

Duval County typical true cost to own

$110/mo

Duval County typical home insurance

Check CDD

Confirm before you offer

Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Duval County scorecard.

Recent Developments in Sugar Mill

Development, infrastructure, retail, and school activity affecting Sugar Mill, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.

July 2026
Development
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 Sugar Mill, elsewhere in Duval County.
Source: Jacksonville Today
July 2026
Development
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 9 miles north of Sugar Mill, elsewhere in Duval County.
Source: News4Jax
June 2026
Development
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 Sugar Mill, elsewhere in Duval County.
Source: Jax Daily Record
June 2026
Infrastructure
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 13 miles southwest of Sugar Mill.
Source: Jax Daily Record
April 2026
Development
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 15 miles northeast of Sugar Mill, elsewhere in Duval County.
Source: JAXPORT
February 2026
Infrastructure
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 project is about 15 miles northeast of Sugar Mill, elsewhere in Duval County.
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

Is Sugar Mill a condominium or a single-family community?

Sugar Mill is a condominium and townhome community, not single-family homes. It is centered around Crown Point Road in Jacksonville's Mandarin area.

When was Sugar Mill built?

Reporting indicates the property was built in 1984. Confirm the exact build year for a specific unit or building with the Duval County Property Appraiser.

How big are the units?

Unit sizes are reported to run roughly 1,002 to 1,440 square feet across one, two, and three bedroom layouts.

Is there an HOA, and how much are the dues?

Yes, Sugar Mill is governed by a condominium association. Dues are reported to cover water, sewer, roof, and exterior maintenance. A current dues figure is not published here; confirm the exact amount and the most recent budget with the association.

Is there a CDD bond on the taxes?

No Community Development District was identified for this community, but CDD status is best confirmed on the specific parcel's tax record with the Duval County Property Appraiser.

What amenities does the community have?

Two swimming pools and tennis and pickleball courts. There is no golf course or private country club.

Is Sugar Mill gated or age-restricted?

There is no verified information that the community is gated, and it is not marketed as age-restricted or 55 plus. Confirm access and any age policy with the association.

What schools serve the community?

It is in Duval County Public Schools, zoned toward Mandarin High School and Mandarin Middle School, with Crown Point Elementary School adjacent to the property. Verify the exact zoned schools by the unit's address, since attendance zones can change.

How is the commute to downtown Jacksonville?

Downtown Jacksonville is roughly a 20 to 25 minute approximate drive. I-295 access from the Southside corridor is closer, roughly 5 to 10 minutes.

What is the biggest risk of buying an older condo like this?

Reserve funding. Florida's post-2022 condo reform laws require structural reserve studies and funding for older buildings, so an underfunded reserve or a pending special assessment is the main financial risk to confirm before you buy.

Does the HOA cover the roof and exterior?

Reporting indicates yes, dues are reported to cover water, sewer, roof, and exterior maintenance. Get this confirmed in writing, since it materially changes what you are responsible for as an owner.

How should I evaluate a specific unit?

Weigh floor level, position relative to the pools and parking, and interior condition, along with which building has had recent roof or exterior work completed under the association's maintenance program.

Should I get my own agent for a condo purchase like this?

Yes. Your own agent can help you review the association's budget, reserve study, and any pending assessments, and compare the unit against current market activity.

Does this page show current listings for Sugar Mill?

Not yet. This page does not currently carry active realMLS data for Sugar Mill. Ask us for the current list of active, pending, and sold units, or run a live realMLS search.

How current is the data on this page?

The community facts here come from public reporting and should be verified. Market and listing data will attach to this page as it becomes available; always confirm current price, availability, and HOA details before you make an offer.

Who is the best real estate agent for Sugar Mill?

The best agent for Sugar Mill is one who actively works Jacksonville and knows the community's pricing, HOA and CDD details, and current inventory. Tell us what you're looking for in the form on this page and Momentum Realty will match you with a local specialist for Sugar Mill.

How do I find a top Jacksonville real estate agent who knows Sugar Mill?

Share a few details in the form on this page. Momentum Realty has 280+ agents and more than $3.5B in closed sales, and we'll connect you with one who knows Sugar Mill and the wider Jacksonville area.

Can Momentum Realty connect me with an agent for Sugar Mill?

Yes. Use the form on this page and we'll introduce you to a local specialist who can guide your Sugar Mill purchase or sale - no call center and no pressure.

The Verdict

Should you buy in Mandarin?

An honest fit check. We will tell you when it is not your community.

You want an established Mandarin condo or townhome with HOA-covered exterior maintenance.Excellent fit

You are comfortable reviewing an older building's reserve study and financials before buying.Excellent fit

You value proximity to I-295 and the Southside corridor over a single-family yard.Excellent fit

You want a lower near-term maintenance burden than a single-family home.Excellent fit

You need a single-family home with private yard space.Probably not

You want new construction or a recently built building.Probably not

You are not prepared to review condo association financials, reserves, and any pending assessments.Probably not

You need certainty about a specific dues amount without confirming it directly with the association.Probably not

Get the inside read on Mandarin

Whether you are buying a renovation project, comparing the lots and views, weighing the carrying costs, or selling your Mandarin home, tell us what you need. Every inquiry comes straight to us. We represent you, not the seller, and what your agent is paid is negotiable and set in a written buyer agreement up front. No obligation, no spam, no high-pressure follow-up.

You are all set.

A Momentum Realty Mandarin specialist will reach out personally, usually the same day.

Median sale price in Sugar Mill, Florida by year (2012 to 2026). Source: Momentum Realty.

Photography on this page is sourced from active and recently sold MLS listings in this community and remains the property of the listing brokerage and/or photographer. Source: Data provided by realMLS.

Thinking of selling in Sugar Mill? 16 recorded closings; median 37 days on market (window ending 2026-08-23). See the Duval County sell-now-or-wait data, what made 201,552 Florida listings fail in the last 12 months, or compare a cash offer vs. listing. Compiled from MLS records; deemed reliable but not guaranteed.

Community market stats	realMLS closed sales, 12-month windows ending August 5, 2026
Housing stock & ownership	Florida DOR 2025 assessment roll (street-list match (5 streets, ZIP 32217/32257/32258))
Under-contract shares	realMLS records, as of 2026-08-01
Schools	2025-26 district assignments + FLDOE school grades; verify with the district
Historical depth	Closed-sale records back to 2001 (378 transactions analyzed)

SugarMill Homes for Sale in Jacksonville, FL

Sugar Mill right now

The 60-Second Overview

Who Mandarin is best for.

Best for

Probably not for

Price History: What Homes Here Have Actually Sold For

The real cost & risk here

Mandarin on the map.

How far is everything?

Nearby Communities

Schools

Mandarin High School (Duval County Public Schools), verify by address

Mandarin Middle School, verify by address

Crown Point Elementary School, verify by address

The Mandarin buying strategy.

The full read, only if you want it.

The Homes

Costs & Fees

Amenities

Location

What your money buys in Mandarin.

What ~$900K buys here.

Renovation & Resale Intelligence

The renovation premium.

The lot premium.

How well Mandarin holds value.

5 Mistakes Buyers Make in Mandarin

Calling the listing agent

Misjudging the renovation math

Overpaying for an interior lot

Underbudgeting the carrying costs

Skipping the systems check

Momentum Buy Score.

Why our read on Mandarin is different.

Which Lots & Views Hold Value Best

Mandarin in 15 seconds.

HOA, CDD & Fees

Tools for a Mandarin buy.

Thinking of selling a Sugar Mill condo or townhome?

In Mandarin, condition and view decide your number

What is your Mandarin home worth?

The real cost & risk here

Recent Developments in Sugar Mill

JWB secures funding for 108 affordable housing units in Jacksonville

Culinary Institute of America selects Jacksonville for Southeast campus

Hillwood contracts with the City of Jacksonville for 192 acres at AllianceFlorida at Cecil Commerce Center

First Coast Expressway advances as an economic-development corridor across Clay and St. Johns

Southeast Toyota opens $170M vehicle-processing facility at JAXPORT's Blount Island, adding 400-plus jobs

JAXPORT details $250M Blount Island modernization and record cargo in 2026 State of the Ports

Frequently Asked Questions

Should you buy in Mandarin?

Get the inside read on Mandarin

You are all set.

Data sources & freshness

You just read the data. Now see what your home is worth.

Sugar
Mill Homes for Sale in Jacksonville, FL