Sugar Tree
Homes for Sale in Jacksonville, FL
True comps, carrying-cost math, and listings before the portals.
As of September 2026, the MLS records 22 closed sales in Sugar Tree in Jacksonville, FL since 2003, the most recent in March 2024. Across Jacksonville as a whole, 8,846 homes closed in the last 12 months at a median of $305,375, 44 median days on market, with 2,385 homes for sale today. At that median and Duval County's FY2025-26 rate of 17.86 mills, annual property tax runs about $5,460 ($4,720 with the full homestead exemption).
Sugar Tree is a compact, established pocket in Jacksonville, with 128 homes built in a tight window in the early 1990s. Because the stock is so uniform in vintage and sits around 1,700 square feet, what sets price here is condition and updates rather than floor plan or age. Two nearly identical homes can trade well apart depending on kitchens, baths, roof, and systems, so expect a wide spread around any headline figure.
We don't have a closings figure for the current window, so treat pricing as condition-driven rather than momentum-driven. Just under 60% of homes carry a homestead exemption, which points to a base of long-hold owners and a thinner flow of listings. For buyers, that means inventory can be scarce and you compete on readiness to move. For sellers, a clean, updated home stands out sharply against tired comparables.
The 60-Second Overview
Sugar Tree is a small, single-era Jacksonville community of 128 homes from the early 1990s, where consistent size and vintage make condition the main lever on value.
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 Sugar Tree is best for.
Best for
- Buyers seeking a settled neighborhood who will act quickly when a move-in-ready home lists
- Buyers comfortable budgeting for updates to roof, HVAC, or kitchens on an original-condition home
- Owners planning a long hold who value stable, low-turnover surroundings
Probably not for
- Buyers who want newer construction or a floor plan much larger than roughly 1,700 square feet
- Buyers counting on a steady stream of listings to choose from
- Buyers unwilling to take on any deferred maintenance on early-1990s systems
The market around Sugar Tree
Sugar Tree is too small for its own price trend, so here is the market around it.
In ZIP 32244, 317 homes are on the market and 28% are under contract — a steady corner of Jacksonville.
Across Duval County, 3,972 homes are active and 1,630 pending (29% under contract).
ZIP and county figures describe the wider market, not Sugar Tree specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in Sugar Tree, 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 Sugar Tree buying strategy.
If we were buying in Sugar Tree 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 Sugar Tree.
A single-vintage neighborhood where updates set the price
The defining fact here is uniformity. Homes were built between 1990 and 1992, with a median just above 1,700 square feet, so you're largely choosing between comparable footprints. That makes the renovation story the differentiator: a home with a newer roof, HVAC, and updated kitchen and baths will command a meaningfully different price than an original-condition equivalent next door.
With a homestead share near 60%, turnover tends to be measured, and listings can be intermittent. Buyers should be prepared to act when a well-kept home appears, and to underwrite deferred maintenance carefully on anything that hasn't been touched since the original build. Sellers who invest in visible, big-ticket updates give themselves the clearest separation from the pack.
The location and the amenities are priced into every listing in Sugar Tree. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a small, single-vintage community like Sugar Tree, the difference between a fair price and an overpay comes down to reading condition against comparable homes of the same era and size. We track what actually trades here, help buyers gauge the true cost of deferred systems, and help sellers prioritize the updates that separate their home from original-condition inventory.
Sugar Tree 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 Sugar Tree 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 Sugar Tree sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Sugar Tree, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Sugar Tree home worth?
Get a no-obligation home value based on real comparable sales in Sugar Tree, 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 Sugar Tree?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | realMLS records, as of 2026-09-05 |
| Historical depth | Closed-sale records back to 2003 (22 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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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.
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