The Lakes @ Westland
Homes for Sale in Jacksonville, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of FLORIDA HOMES REALTY & MTG LLC · via realMLS
As of September 2026, The Lakes @ Westland in Jacksonville, FL has 1 home for sale. As of September 2026, the MLS records 87 closed sales in The Lakes @ Westland in Jacksonville, FL since 2002, the most recent in July 2026. Recorded prices since 2024 ran from $295,000 to $349,900 (median $328,000), on homes of 1,838 to 2,145 sq ft. Across Jacksonville as a whole, 8,840 homes closed in the last 12 months at a median of $310,000, 44 median days on market, with 2,388 homes for sale today. At that median and Duval County's FY2025-26 rate of 17.86 mills, annual property tax runs about $5,860 ($5,130 with the full homestead exemption).
Part of the Westland master-planned community in Jacksonville, FL — see all Westland homes for sale (4 listings across 3 villages and sections in the MLS).
What sets price here is condition and vintage, not location alone. The Lakes @ Westland spans homes built from 1968 through 2005, with the middle of the pack landing around 2001 and a median footprint just over 2,100 square feet. That range means two homes on the same street can trade very differently depending on how much updating has been done, so price is condition-driven and the spread is wide.
With 193 homes and a homestead share near 78%, this is a lived-in, owner-occupied community rather than a churn-heavy investor pocket. For a seller, that stability tends to keep inventory measured; for a buyer, it means you are usually competing for a primary residence, and the homes that show well move on their own merits. Price accordingly to condition, not to a headline number.
The Lakes @ Westland right now
🟢 Buyer-leaning market. 12.0 months of supply and 0% of the inventory already under contract give buyers above-average negotiating leverage.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 September 13, 2026. Confidence: Low (1 active and pending listings, 1 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated September 14, 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 @ Westland is an established Jacksonville community in Duval County where most homes were built around the turn of the millennium, and the majority are owner-occupied rather than rented.
realMLS (Northeast Florida) sales records identify 42 homes in The Lakes @ Westland that have changed hands since 2002, built between 1998 and 2003 (median 2001), with a median living area of about 1,989 sq ft and a typical 3-bedroom, 2-bath layout; 100% are single-family homes. 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.
County records show 8 qualified sales in The Lakes @ Westland across 2024–2025 (4 in 2024, 4 in 2025), median $305,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
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.
The setting & the homes.
Aerial and on-site photos of The Lakes @ Westland. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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The Lakes @ WestlandPhotos from realMLS listings in The Lakes @ Westland; content deemed reliable but not guaranteed.
Who The Lakes @ Westland is best for.
Best for
- Buyers seeking a primary residence with over 2,000 square feet in an established Duval County community
- Buyers willing to inspect carefully and reward the better-maintained homes in a condition-driven market
- Long-hold owners who value an owner-occupied, low-churn setting
Probably not for
- Buyers who want brand-new construction with uniform, current finishes
- Investors chasing high tenant turnover, given the strong owner-occupied share
- Buyers unwilling to underwrite roof, HVAC, and update variation across a broad build range
The market around The Lakes @ Westland
The Lakes @ Westland is too small for its own price trend, so here is the market around it.
In ZIP 32244, 319 homes are on the market and 30% are under contract — a steady corner of Jacksonville.
Across Duval County, 3,905 homes are active and 1,695 pending (30% under contract).
In ZIP 32244 (Jacksonville), 844 homes closed in the last 12 months at a median of $260K ($168/sq ft), up 0.1% year over year, with a median 42 days on market. Right now 174 active and 82 pending listings put supply at about 3.7 months — a balanced market. See the live ZIP 32244 housing market and the Duval County market.
ZIP and county figures describe the wider market, not The Lakes @ Westland specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in The Lakes @ Westland, 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.
Homes For Sale Right Now in The Lakes @ Westland
Live MLS inventory for The Lakes @ Westland. 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 and pending The Lakes @ Westland listings as of 2026-09-13, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
Life at The Lakes @ Westland
- Park · reported on 2 of 3 listings
- Playground · reported on 2 of 3 listings
- Pool · reported on 2 of 3 listings
Community amenities as reported across realMLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
The The Lakes @ Westland buying strategy.
If we were buying in The Lakes @ Westland 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.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
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 @ Westland.
A vintage spread that rewards a close look
The build range from 1968 to 2005 is unusually broad for a single community, and it matters. Older homes here predate the median build year of 2001 by decades, which means systems, layouts, and finishes vary a great deal from one property to the next. Do not assume the house you tour represents the street.
At a median of roughly 2,167 living square feet, these are not starter-scale homes, but square footage alone won't tell you value. Because condition drives so much of the pricing here, the practical work is inspection and comparison: two similar floor plans can sit far apart on price once you account for updates, roof and HVAC age, and finish level.
The location and the amenities are priced into every listing in The Lakes @ Westland. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community with this much vintage spread, the comparable that matters is the one that actually matches your target home's condition, not just its square footage. We read The Lakes @ Westland at the property level, sort the recent activity by what's genuinely comparable, and tell you plainly when a listing is priced for its finishes and when it isn't.
The Lakes @ Westland 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 @ Westland 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 @ Westland 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 @ Westland, 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 @ Westland home worth?
Get a no-obligation home value based on real comparable sales in The Lakes @ Westland, 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 all homes for sale in Jacksonville →
Recently off market in The Lakes @ Westland
Homes in The Lakes @ Westland that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 1 on record.
- 6359 Lake Plantation Drive · off market
The Lakes @ Westland Market Scorecard
The Lakes @ Westland is currently a strong buyer's market. About 12.0 months of supply, a median asking price of $440,000, and homes go under contract in about 2 days.
Typical home value in the 32244 ZIP is $255,748, about 16.8% 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.
Frequently Asked Questions
Is The Lakes @ Westland a buyer's or seller's market right now?
How many homes are in The Lakes @ Westland?
What share of The Lakes @ Westland is owner-occupied?
When were the homes in The Lakes @ Westland built?
Who is the best real estate agent for The Lakes @ Westland?
How do I find a top Jacksonville real estate agent who knows The Lakes @ Westland?
Can Momentum Realty connect me with an agent for The Lakes @ Westland?
Should you buy in The Lakes @ Westland?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: September 13, 2026) |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (4 streets, ZIP 32244)) |
| Under-contract shares | realMLS records, as of 2026-09-12 |
| Historical depth | Closed-sale records back to 2002 (87 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 →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how The Lakes @ Westland fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
Explore more neighborhoods near The Lakes @ Westland with Momentum Realty’s local guides.
Schools serving nearby communities
We do not have a confirmed school assignment for The Lakes @ Westland. These are the public schools most often assigned to other communities in ZIP 32244; zones change and vary by address, so confirm with the district before you buy.
- Westside High School · High · FLDOE grade I (assigned to 53 nearby communities)
- Westside Middle School · 6-8 · FLDOE grade I (assigned to 27 nearby communities)
- Chimney Lakes Elementary School · Elementary · FLDOE grade A (assigned to 20 nearby communities)
- Sadie T. Tillis Elementary School · K-5 · FLDOE grade C (assigned to 13 nearby communities)
- Charger Academy · 6-8 (assigned to 5 nearby communities)
Assignments from district data for neighboring communities; grades are official Florida Department of Education school grades (2025-26).