Sutton Lakes
Homes for Sale in Jacksonville, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Sutton Lakes is a 1996–2006-built community of 1,281 homes in Jacksonville, with a median build year of 2001 and a typical living area around 2,011 square feet. The current median sale price is $395,000, which works out to roughly $223 per square foot — pricing here tracks square footage and condition more than any single standout feature, since the housing stock is a consistent, similarly-aged batch rather than a mix of eras.
Supply is thin: only 7 active listings against 1,281 homes, and 2.9 months of supply puts this in seller-leaning territory. Homes are moving in a median of 18 days, and the community has closed 29 sales in the current window. Prices are essentially flat year over year (-2.0%), a pause after a long run — Sutton Lakes has appreciated roughly 198% since 2012. For a seller, that combination of low inventory and quick sales supports a firm asking price. For a buyer, it means less to choose from and a need to move decisively when something in the right condition comes up.
Sutton Lakes right now
🟡 Balanced market. 1.9 months of supply and 38% 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 August 23, 2026. Confidence: Very High (8 active and pending listings, 31 closed sales in 12 months).
🟡 Off the recent peak. The trailing-12-month median ($380K) is down 6.8% from the prior 12 months ($408K) and up 197% since 2012.Momentum Research, record-level realMLS closed sales, 12-month windows ending August 23. Confidence: Very High (31 and 36 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated August 23, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Sutton Lakes market snapshot (as of August 23, 2026): the median sale price is about $380K ($223 per sq ft over the trailing 12 months of closed sales), a median 18 days on market for closed sales, and 1.9 months of supply, a balanced market. The trailing-12-month median is down 7% from the prior 12 months and up 197% since 2012, computed from record-level realMLS closed sales (31 closings in the current window).
Sutton Lakes is a community of 427 homes in Jacksonville, Duval County, built between 1998 and 2004 (median 2001), with a median living area of about 2,070 square feet. 75% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
A tightly built, single-era community rather than a patchwork of decades — that consistency in age and layout is a big part of why Sutton Lakes prices as predictably as it does.
The setting & the homes.
Aerial and on-site photos of Sutton Lakes. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Sutton LakesPhotos from realMLS listings in Sutton Lakes; content deemed reliable but not guaranteed.
Who Sutton Lakes is best for.
Best for
- A buyer comfortable at the roughly $395,000 median who wants a home in the 1996–2006 build range rather than new construction.
- A buyer who values HOA-maintained shared amenities (pool, clubhouse, jogging path) enough to factor that into the budget.
- A seller with a well-maintained, updated home who wants to test a seller-leaning market with sub-3-month supply.
Probably not for
- A buyer who wants to browse a large pool of active listings before committing — there are only 7 right now.
- A buyer priced firmly below the $395,000 median with little flexibility, given the thin, similarly-priced inventory.
- A buyer who wants a brand-new build rather than a home built between 1996 and 2006.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending August 23 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($380K) IS the median in the snapshot above, and the move from 2025 ($408K) IS the -6.8% one-year change.
Windows contain 30 to 81 sales each (31 in the current window); every figure carries its sample size. Source: Data provided by realMLS. Deemed reliable but not guaranteed.
Sutton Lakes Market Scorecard
Sutton Lakes is currently a strong seller's market. About 2.4 months of supply, a median asking price of $435,000, and homes go under contract in about 38 days.
Typical home value in the 32246 ZIP is $314,717, about 19.6% 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.
Housing distress & ownership in Sutton Lakes, 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. Based on Stellar MLS data distributed by MLS GRID for the period August 2026 through August 2026. Deemed reliable but not guaranteed.
Homes For Sale Right Now in Sutton Lakes
Live MLS inventory for Sutton Lakes. 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 · 7 daysTop listing
Active · 49 days
Active · 15 days
Active · 109 days
Active · 41 days
Pending · 34 daysPending · 86 days
Pending · 89 daysActive and pending Sutton Lakes listings as of 2026-08-23, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
Sutton Lakes on the map.
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.
Life at Sutton Lakes
- Pool · reported on 17 of 20 listings
- Playground · reported on 12 of 20 listings
- Basketball Court · reported on 9 of 20 listings
- Children's Pool · reported on 4 of 20 listings
- Park · reported on 4 of 20 listings
- Jogging Path · reported on 2 of 20 listings
- Maintenance Grounds · reported on 2 of 20 listings
- Security · reported on 1 of 20 listings
- Clubhouse · reported on 1 of 20 listings
Community amenities as reported across realMLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
How far is everything?
Everyday stops around Sutton Lakes are close: the nearest groceries is about 3 minutes away.
- Myre Asian Market · Groceries3 min
- Atlantic West Shopping Center · Shopping3 min
- Coffee Bar · Coffee3 min
- McDonald's · Dining4 min
- Reunion Rehabilitation Hospital · Health7 min
- Huffman Boulevard Park · Parks10 min
Approximate drive times via Mapbox Search + Directions, 2026-07-03. Verify for a specific address.
Schools
- Duval County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Brookview Elementary (Duval)FLDOE grade C · Public PreK-5
- Landmark Middle School (Duval)FLDOE grade A · Public 6-8
- Sandalwood High School (Duval)FLDOE grade A · Public 9-12
Grades are official Florida Department of Education school grades for 2025-26. Assignments are reported as of the 2025-26 year and can change; always confirm with Duval County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Sutton Lakes address.
Recent Developments in Sutton Lakes
Development, infrastructure, retail, and school activity affecting Sutton Lakes, 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 15 miles west of Sutton Lakes, 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 9 miles west of Sutton Lakes, 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 23 miles west of Sutton Lakes, elsewhere in Duval County.
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 site is about 5 miles north of Sutton Lakes.
Source: JAXPORT - April 2026Development
Hillwood seeks to mass-grade an AllianceFlorida site for a possible 1 million-square-foot building
Hillwood asked to mass grade a site at AllianceFlorida at Cecil Commerce Center to prepare for a possible 1 million-square-foot building, a step that typically precedes a large industrial or distribution user committing to the Westside park.
What it may mean for the marketA build-ready million-square-foot pad points to a potential large employer on the Westside, the kind of jobs anchor that can lift demand for nearby housing. The project is about 23 miles west of Sutton Lakes, elsewhere in Duval County.
Source: Jax Daily Record - 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 5 miles north of Sutton Lakes.
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 Sutton Lakes buying strategy.
If we were buying in Sutton Lakes 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 Sutton Lakes.
What actually moves the price here
With only 7 homes active out of 1,281 total, Sutton Lakes doesn't give buyers much to compare against at any given moment — a listing that's move-in ready at the median size and price point tends to get absorbed inside that 18-day median. The 1996–2006 build range means most homes are working through the same round of roof, HVAC, and system-age decisions, so condition disclosures and recent updates matter as much as square footage when two listings look similar on paper.
The amenity package here — pool, children's pool, playground, basketball court, park, jogging path, clubhouse, and maintained grounds with security — is broad for a community this size, and it's backed by an HOA maintenance structure (verify current amenities and access directly with the HOA, since MLS-reported amenities can lag reality). Roughly 72.4% of homes carry a homestead exemption, which is consistent with a base of longer-term owner-occupancy rather than a market dominated by short-term turnover — worth knowing if you're weighing how often inventory here actually refreshes.
The location and the amenities are priced into every listing in Sutton Lakes. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Sutton Lakes 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 (7.5). Basis: Long-Term Appreciation +197% since 2012; Recent Direction -6.8% year-over-year; Liquidity & Demand 1.9 months of supply; Owner Commitment 75% owner-occupied; Pricing Power 96.6% sale-to-list. Refreshed with each data update.
Why work with Momentum here
A 7-listing market rewards knowing what's coming before it hits the portals and reading condition against a build range that spans a full decade. We track Sutton Lakes' closings, pricing per square foot, and supply directly off the realmls feed, so pricing a listing or making an offer here starts from the current numbers, not a stale estimate.
Sutton Lakes in 15 seconds.
HOA, CDD & Fees
- Has a CDD assessment
- 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.
sutton lakes homes, specs and resales, with the real hoa + cdd math attached. don't fill: get sutton lakes listings & market intel we represen
Tools for a Sutton Lakes 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 Sutton Lakes sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Sutton Lakes, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Sutton Lakes home worth?
Get a no-obligation home value based on real comparable sales in Sutton Lakes, 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 Sutton Lakes on the map →
Price History: What Homes Here Have Actually Sold For
Median sale prices in Sutton Lakes Jacksonville year by year since 2012, from closed MLS sales. Long-run history beats any single estimate: it shows what this community has actually done through rate cycles, not what a model guesses.
Frequently Asked Questions
What is the median home price in Sutton Lakes?
How long do homes in Sutton Lakes take to sell?
Is Sutton Lakes a buyer's or seller's market right now?
How many homes are in Sutton Lakes?
What share of Sutton Lakes is owner-occupied?
When were the homes in Sutton Lakes built?
Have Sutton Lakes home prices gone up?
What schools serve Sutton Lakes?
Who is the best real estate agent for Sutton Lakes?
How do I find a top Jacksonville real estate agent who knows Sutton Lakes?
Can Momentum Realty connect me with an agent for Sutton Lakes?
Should you buy in Sutton Lakes?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Sutton Lakes with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: August 23, 2026) |
| Community market stats | realMLS closed sales, 12-month windows ending August 23, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (5 streets, ZIP 32246)) |
| Under-contract shares | realMLS records, as of 2026-08-18 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2001 (1,499 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 your area comps.
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