The Lakes
Homes for Sale in Jacksonville, FL
All 3,929 homes for sale in Jacksonville, FL · median $299,900 · 273 homes for sale in 32256 · Duval County homes for sale
True comps, carrying-cost math, and listings before the portals.
Market Heat
Over the 12 months ending 2026-09-14, 9 recorded sales closed at a median of $174,500, $113 per square foot, a median 52 days on market, sellers accepting 93% of original asking (-17% versus the prior year). At the median price and Duval County's FY2025-26 rate of 17.86 mills, annual property tax runs about $3,120 ($2,380 with the full homestead exemption).
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 16.7% from the prior 12 months ($210K) and up 191% 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 September 13. Confidence: Medium (9 and 6 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated September 16, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
Nearby homes for sale
No active listings inside The Lakes right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
The Lakes market snapshot (as of September 13, 2026): the median sale price is about $174K ($113 per sq ft over the trailing 12 months of closed sales), and a median 52 days on market for closed sales. The trailing-12-month median is down 17% from the prior 12 months and up 191% since 2012, computed from record-level realMLS closed sales (9 closings in the current window).
In ZIP 32256 (Jacksonville), 1,021 homes closed in the last 12 months at a median of $386K ($216/sq ft), down 6.9% year over year, with a median 58 days on market. Right now 219 active and 93 pending listings put supply at about 3.2 months — a balanced market. See the live ZIP 32256 housing market and the Duval County market.
realMLS (Northeast Florida) sales records identify 149 homes in The Lakes that have changed hands since 2001, built between 1973 and 1975 (median 1974), with a median living area of about 1,448 sq ft and a typical 2-bedroom, 2-bath layout; 97% are condominiums. Source: realMLS (Northeast Florida) closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
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.
Who The Lakes is best for.
Best for
- Value-tier buyers who want the most square footage per dollar and will do their homework on condition
- Patient buyers comfortable using long days on market and a soft year-over-year trend as negotiating room
- Long-horizon owners who plan to hold rather than flip
Probably not for
- Buyers who need to resell quickly or expect near-term price gains
- Anyone unwilling to budget for updates or scrutinize a home's condition
- Buyers who want a fast, competitive, move-quickly market
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 13 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 ($210K) IS the -16.7% one-year change.
Windows contain 4 to 19 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.
28% 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 (2026-09-12).
Housing distress & ownership in The 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. Deemed reliable but not guaranteed.
The The Lakes buying strategy.
If we were buying in The 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 The Lakes.
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.
The location and the amenities are priced into every listing in The 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 The 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 3 factors (5.7). Basis: Long-Term Appreciation +191% since 2012; Recent Direction -16.7% year-over-year; Pricing Power 92.9% sale-to-list. Refreshed with each data update.
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.
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 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?
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 September 13, 2026 |
| Under-contract shares | realMLS records, as of 2026-09-12 |
| Historical depth | Closed-sale records back to 2001 (239 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 →
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A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how The Lakes fits the bigger picture — live prices, inventory, and Momentum Scores:
Schools serving nearby communities
We do not have a confirmed school assignment for The Lakes. These are the public schools most often assigned to other communities in ZIP 32256; zones change and vary by address, so confirm with the district before you buy.
- Atlantic Coast High School · 9-12 · FLDOE grade A (assigned to 38 nearby communities)
- Twin Lakes Academy Middle School · 6-8 · FLDOE grade B (assigned to 27 nearby communities)
- Twin Lakes Academy Elementary School · PK-5 · FLDOE grade C (assigned to 21 nearby communities)
- Twin Lakes Academy Middle · 6-8 · FLDOE grade B (assigned to 14 nearby communities)
- Twin Lakes Academy Elementary · K-5 · FLDOE grade C (assigned to 9 nearby communities)
Assignments from district data for neighboring communities; grades are official Florida Department of Education school grades (2025-26).
Nearby Communities
Explore more neighborhoods near The Lakes with Momentum Realty’s local guides.