The Paddocks
Homes for Sale in Jacksonville, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of YOUR HOME SOLD GUARANTEED REALTY ADVISORS · via realMLS
The Paddocks is a small, gated pocket of Jacksonville — just 36 homes total — and right now the market here is defined by scarcity, not price. There are zero active listings and only 2 closings in the current window, which tells you more about how rarely owners move than about what buyers are willing to pay.
With a homestead share of 80.6%, the large majority of these homes are owner-occupied rather than held as rentals or investments, which keeps turnover low and explains why so few units surface on the open market at any given time. For a buyer, that means working a target list and being ready to move the moment something comes up; for a seller, it means a listing here tends to draw attention precisely because there is so little competing inventory.
The 60-Second Overview
Built out between 1991 and 2015 with a median build year of 2012, The Paddocks pairs a gated, secured entrance with some of the larger floor plans in the immediate area — the median home runs 3,253 square feet.
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 Paddocks. Swipe to explore the community.
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The PaddocksPhotos from realMLS listings in The Paddocks; content deemed reliable but not guaranteed.
Who The Paddocks is best for.
Best for
- Buyers who want a gated, secured entrance and are comfortable waiting for the right home to surface among only 36 total properties.
- Buyers who want more living space than typical — the median home here runs 3,253 square feet.
- Buyers comfortable in a low-turnover, largely owner-occupied setting (80.6% homestead share) rather than a fast-moving listing market.
Probably not for
- Buyers who need to close on a fixed timeline — there are zero active listings right now and only 2 closings in the current window.
- Buyers who want a wide pool of homes to compare side by side, since the entire community totals just 36 homes.
- Investors looking for a high-turnover rental pool, given how dominant owner-occupancy is here.
The market around The Paddocks
The Paddocks is too small for its own price trend, so here is the market around it.
In ZIP 32223, 108 homes are on the market and 32% are under contract — a fast-moving corner of Jacksonville.
Across Duval County, 3,861 homes are active and 1,760 pending (31% under contract).
ZIP and county figures describe the wider market, not The Paddocks specifically. Momentum Research analysis of MLS records.
Life at The Paddocks
- Gated · reported on 2 of 2 listings
- Security Gate · reported on 2 of 2 listings
- Trash · reported on 1 of 2 listings
Community amenities as reported across realMLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
Schools
- Duval County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Mandarin High School (Duval County Public Schools); verify by address · High
- Mandarin Middle School (verify by address)FLDOE grade A · Middle
- Loretto Elementary School (verify by address)FLDOE grade A · Elementary
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 The Paddocks address.
The The Paddocks buying strategy.
If we were buying in The Paddocks 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 Paddocks.
Gated, Low-Turnover, and Rarely on the Market
Construction in The Paddocks spans 1991 to 2015, with a median build year of 2012 — meaning the community has a mix of original and comparatively newer homes behind the same gate. The median living area of 3,253 square feet points to larger, multi-room layouts rather than starter-sized product, consistent with a gated, security-gated enclave of only 36 homes.
The 80.6% homestead share is the number that explains everything else here: this is a community where most owners live in the home rather than renting it out or flipping it, and that owner-occupancy shows up directly in the listing data — zero active listings and just 2 closings in the current window. That is not a community where inventory turns over quickly, and buyers need to plan around that reality rather than around price.
The location and the amenities are priced into every listing in The Paddocks. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a 36-home gated community with zero active listings, public market data only tells part of the story. Momentum's Northeast Florida agents track ownership and activity inside communities like The Paddocks directly, so when one of these homes is about to move — often before it reaches the open market — our clients hear about it first. We also verify current gate, security, and HOA terms directly with the association rather than relying on stale listing notes, since access and amenity details in a gated community like this can change.
The Paddocks 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 Paddocks 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 Paddocks sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in The Paddocks, 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 Paddocks home worth?
Get a no-obligation home value based on real comparable sales in The Paddocks, 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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Recent Developments in The Paddocks
Development, infrastructure, retail, and school activity affecting The Paddocks, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated July 2026.
- 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 15 miles west of The Paddocks, elsewhere in Duval County.
Source: Jax Daily Record - June 2026Infrastructure
First Coast Expressway advances as an economic-development corridor across Clay and St. Johns
The First Coast Expressway (State Road 23), a tolled beltway looping around the west and south of the Jacksonville metro, continued to open land for development along its corridor, with the final St. Johns County phase from Interstate 95 to east of County Road 2209 in progress. FDOT held a St. Johns County open house on the final phase in January 2026.
What it may mean for the marketNew limited-access highway capacity shortens commutes and opens adjacent land, changes that have historically shaped where new communities and demand concentrate. The site is about 10 miles southwest of The Paddocks.
Source: Jax Daily Record - May 2026Retail & Dining
Grocery-anchored retail center proposed in Durbin Park
A grocery-anchored retail center was proposed at Durbin Park, the large mixed-use development near Interstate 95 and County Road 210 in northern St. Johns County, adding to the district's existing stores, restaurants, and Walmart-anchored core.
What it may mean for the marketAdded grocery and retail at Durbin Park deepens everyday conveniences in northern St. Johns County, an amenity factor that can support demand for surrounding communities. The site is about 8 miles southeast of The Paddocks.
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 project is about 18 miles northeast of The Paddocks, elsewhere in Duval County.
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 15 miles west of The Paddocks, elsewhere in Duval County.
Source: Jax Daily Record - February 2026Retail & Dining
Durbin Park Walmart plans an expansion
The Walmart anchoring Durbin Park filed plans to expand in early 2026, reinforcing the retail core of the Interstate 95 and County Road 210 district in northern St. Johns County.
What it may mean for the marketInvestment in Durbin Park's retail anchor signals continued commercial strength in northern St. Johns County, which can reinforce the appeal of nearby residential areas. The site is about 8 miles southeast of The Paddocks.
Source: Jax Daily Record
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.
Frequently Asked Questions
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Should you buy in The Paddocks?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near The Paddocks with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: August 20, 2026) |
| 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 2009 (53 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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