The Lakes
Homes for Sale in Jacksonville, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Price at The Lakes is condition-driven. With a median around $174,500 and roughly $109 per square foot, this is a value-tier pocket of Jacksonville where the spread between a tired listing and an updated one is what actually moves the number. Don't anchor to the median as a target — anchor to the shape a specific home is in.
The current posture favors buyers. Prices are off 16.1% year over year, the median listing takes about 54 days to sell, and the heat score of 21 points to a slow, unhurried market. Sellers here need to price to the market rather than to last year, and buyers have room to negotiate and time to do diligence.
The Lakes right now
🔴 Off the recent peak. The trailing-12-month median ($174K) is down 16.1% from the prior 12 months ($208K) and up 182% since 2012. With about a dozen 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 11. Confidence: Low (9 and 5 sales in the two windows).
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Updated July 11, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
The Lakes market snapshot (as of July 11, 2026): the median sale price is about $174K ($109 per sq ft over the trailing 12 months of closed sales), and a median 54 days on market for closed sales. The trailing-12-month median is down 16% from the prior 12 months and up 182% since 2012, computed from record-level realMLS closed sales (9 closings in the current window).
The Lakes is a value-tier Jacksonville community in Duval County where the median sits near $174,500 — but the recent pullback and long days on market mean the story is as much about pace and condition as it is about price.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 11 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($174K) IS the median in the snapshot above, and the move from 2025 ($208K) IS the -16.1% one-year change.
Windows contain 5 to 17 sales each (9 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.
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.
33% of homes for sale in ZIP 32256 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 (2026-07-10).
A slow market rewarding patience
The long-term trend and the short-term trend point in opposite directions, and both matter. Values are up 182% since 2012, so anyone who held through that stretch is well ahead. But the last twelve months tell a cooler story, with the median down 16.1% — a reminder that this is a market that can give back gains as quickly as it posts them.
The transaction picture is thin and slow: a small closings window of nine and a median of 54 days to sell. That combination means individual sales carry outsized weight in the numbers, and it gives a prepared buyer leverage. Expect to look closely at each home on its own merits rather than trusting the neighborhood average to tell you what something is worth.
Why work with Momentum here
In a slow, low-volume market like The Lakes, the median tells you less than a careful read of each listing. We price sellers to today's market instead of last year's, and we help buyers use the extra time on market and soft year-over-year numbers as real negotiating leverage — while flagging the condition issues that separate a fair deal from a money pit.
The Lakes in 15 seconds.
Tools for a The 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 The Lakes sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in The 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 The Lakes home worth?
Get a no-obligation home value based on real comparable sales in The 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.
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Frequently Asked Questions
What is the median home price in The Lakes?
How long do homes in The Lakes take to sell?
Do cash buyers compete in The Lakes?
Have The Lakes home prices gone up?
Who is the best real estate agent for The Lakes?
How do I find a top Jacksonville real estate agent who knows The Lakes?
Can Momentum Realty connect me with an agent for The Lakes?
Should you buy in The Lakes?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | realMLS closed sales, 12-month windows ending July 11, 2026 |
| Under-contract shares | realMLS records, as of 2026-07-10 |
| Historical depth | Closed-sale records back to 2001 (237 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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