the Tides
Homes for Sale in Jacksonville, FL

The Tides is a compact Duval County community of 13 homes built in a short 2006-to-2009 span, so the housing stock is consistent in vintage and modest in size, with a median around 1,536 square feet.

realMLS (Northeast Florida) sales records identify 40 homes in The Tides that have changed hands since 2006, built between 2000 and 2012 (median 2007), with a median living area of about 1,536 sq ft and a typical 2-bedroom, 2-bath layout; 88% 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.

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 Tides is too small for its own price trend, so here is the market around it.

In ZIP 32256, 396 homes are on the market and 24% are under contract — a steady corner of Jacksonville.

Across Duval County, 4,384 homes are active and 1,562 pending (26% under contract).

In ZIP 32256 (Jacksonville), 966 homes closed in the last 12 months at a median of $398K ($215/sq ft), down 5.9% year over year, with a median 57 days on market. Right now 217 active and 71 pending listings put supply at about 4.5 months — a balanced market. See the live ZIP 32256 housing market and the Duval County market.

ZIP and county figures describe the wider market, not the Tides specifically. Momentum Research analysis of MLS records.

The most telling number here is the homestead share: roughly 92 percent of homes carry a homestead exemption. In practical terms, this is a primarily owner-occupied community rather than an investor or rental-heavy one, which tends to correlate with homes that are maintained for the long haul and a resale pool that turns over slowly.

That has two edges. Low turnover means limited choice and, when a home does list, less direct competition on the block at any given moment. It also means comparable sales data is naturally sparse in a community this size, so pricing leans harder on the specifics of the individual home and its updates than on a deep bench of recent closings.

In a 13-home community with thin turnover and few directly comparable sales, the value of local reading is high. We help buyers underwrite condition rather than assume every home of similar size is worth the same, and we help sellers position against the handful of relevant comparables instead of a generic citywide average.