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
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 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
The Lakes @ Westland
The Lakes @ Westland
The Lakes @ Westland
The Lakes @ Westland
The Lakes @ Westland
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 a small community — 62 recorded sales on file, most recently in 2024 — too few for its own price trend. Here is the market around it.
In ZIP 32244, 215 homes are on the market and 35% are under contract — a fast-moving corner of Jacksonville.
Across Duval County, 2,814 homes are active and 1,188 pending (30% under contract).
The housing mix here is 99% single family residence, 1% townhouse.
ZIP and county figures describe the wider market, not The Lakes @ Westland specifically. Momentum Research analysis of MLS records.
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 2026-07-14, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
The Lakes @ Westland 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 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.
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 @ 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
- 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.
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 homes for sale in The Lakes @ Westland on the map →
36% of homes for sale in ZIP 32244 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 (2026-07-18).
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.
Frequently Asked Questions
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?
Do cash buyers compete in The Lakes @ Westland?
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.
Nearby Communities
Explore more neighborhoods near The Lakes @ Westland with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: July 14, 2026) |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (4 streets, ZIP 32244)) |
| Under-contract shares | realMLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2002 (86 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 your area comps.
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