Tidewater
Homes for Sale in Jacksonville, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Price here is driven by condition and finish more than any single formula. The median sits at $740,000, with a median around $236 per square foot and a median living area near 3,040 square feet. That is a substantial home at the middle of the market, but the building years run from the early 1950s through 2024, so what you actually pay swings hard on whether a home has been updated or rebuilt versus left as-is.
The posture right now is patient, not frantic. A market heat score of 36 and a median of 31 days on market tell you homes move, but buyers have room to think. Prices are off 1.9% year over year, so sellers should price to the current market rather than to last year's optimism, and buyers should not expect to win by lowballing on a well-prepared listing.
Figures in this note are as of July 12, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Tidewater right now
🔴 Off the recent peak. The trailing-12-month median ($622K) is down 17.6% from the prior 12 months ($755K) and up 109% since 2012. With about 20 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 November 12. Confidence: Medium (10 and 23 sales in the two windows).
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· Updated November 12, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Tidewater market snapshot (as of November 12, 2026): the median sale price is about $622K ($238 per sq ft over the trailing 12 months of closed sales), and a median 32 days on market for closed sales. The trailing-12-month median is down 18% from the prior 12 months and up 109% since 2012, computed from record-level realMLS closed sales (10 closings in the current window).
Tidewater is a community of 270 homes in Jacksonville, Duval County, built between 1996 and 2024 (median 2016.0), with a median living area of about 3,382 square feet. 57% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Tidewater is a Jacksonville community in Duval County where the housing stock spans more than seven decades, and the median build year around 2015 signals a heavy layer of newer construction sitting alongside older homes.
Who Tidewater is best for.
Best for
- Buyers targeting a larger home near the mid-$700s who value square footage over a lower entry point
- Purchasers who can evaluate condition carefully and are willing to pay for updates rather than take on a project
- Long-hold owner-occupants comfortable in a market with a strong homestead share and steady, not frenzied, turnover
Probably not for
- Buyers on a tighter budget who need a lower price point than the mid-$700s median
- Investors hunting distressed inventory or quick flips in a fast-moving market
- Shoppers who want new-construction uniformity and dislike navigating a wide range of home vintages
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending November 12 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($622K) IS the median in the snapshot above, and the move from 2025 ($755K) IS the -17.6% one-year change.
Windows contain 4 to 36 sales each (10 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.
24% of homes for sale in ZIP 32226 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 (2026-11-12).
Housing distress & ownership in Tidewater, 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.
Recent Developments in Tidewater Jacksonville Duval
Development, infrastructure, retail, and school activity affecting Tidewater Jacksonville Duval, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- July 2026Development
JWB secures funding for 108 affordable housing units in Jacksonville
Jacksonville Today reported that JWB Real Estate Capital secured about $28.59 million in gap funding for 108 income-restricted units across three Westside sites on Tracy, Justina and Ricker roads. Plans include 38 townhome-style units and two sets of 35 efficiency units, priced at or below 60% of area median income for 50 years. Groundbreaking is expected by September 2026 with completion in 2027.
What it may mean for the marketAdds new income-restricted rental and townhome housing supply on the Westside, increasing the stock of long-term affordable units and drawing public and tax-credit investment into three infill sites. The project is about 20 miles southwest of Tidewater Jacksonville Duval, elsewhere in Duval County.
Source: Jacksonville Today - July 2026Development
Culinary Institute of America selects Jacksonville for Southeast campus
News4Jax reported that the Culinary Institute of America chose downtown Jacksonville for its Southeast hub, to be located at 330 E. Bay Street on the Northbank riverfront. The campus would anchor a $160.5 million hotel and convention center development. The city previously approved up to $35 million in incentives, and the Downtown Investment Authority is finalizing agreements on design and property details.
What it may mean for the marketAnchors a major downtown riverfront redevelopment that pairs an educational campus with hotel and convention space, adding institutional and commercial investment to the urban core alongside Riverfront Plaza and Pearl Square. The project is about 11 miles southwest of Tidewater Jacksonville Duval, elsewhere in Duval County.
Source: News4Jax - 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 26 miles southwest of Tidewater Jacksonville Duval, elsewhere in Duval County.
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 site is about 4 miles south of Tidewater Jacksonville Duval.
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 26 miles southwest of Tidewater Jacksonville Duval, elsewhere in Duval County.
Source: Jax Daily Record - February 2026Infrastructure
JAXPORT details $250M Blount Island modernization and record cargo in 2026 State of the Ports
At its February 2026 State of the Ports address, JAXPORT outlined a $250 million modernization of Blount Island's container and vehicle-handling capabilities and reported record fiscal-2025 cargo volumes. The port also said an air-draft expansion to accommodate larger ships is on track to finish by the end of 2026.
What it may mean for the marketContinued heavy investment in the Blount Island port complex anchors long-term industrial employment on the northeast side, a structural demand driver for the surrounding area. The site is about 4 miles south of Tidewater Jacksonville Duval.
Source: News4Jax
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.
The Tidewater buying strategy.
If we were buying in Tidewater 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 Tidewater.
A market defined by condition
With a build range from 1952 to 2024 and a median year built around 2015, this is not a uniform subdivision. Expect to see everything from original mid-century homes to recent construction, and that variety is the single biggest reason the price per foot is only a starting point for underwriting any specific property. Two homes of similar size can sit far apart on price depending purely on how much work has been done.
The homestead share of about 62% suggests a market weighted toward owner-occupants rather than pure investors, which tends to support steadier upkeep and fewer distressed listings. With a median just over 30 days on market and prices slightly softer than a year ago, the leverage is roughly balanced: prepared sellers still transact, and disciplined buyers have negotiating room.
The location and the amenities are priced into every listing in Tidewater. 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 Tidewater 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 4 factors (5.4). Basis: Long-Term Appreciation +109% since 2012; Recent Direction -17.6% year-over-year; Owner Commitment 57% owner-occupied; Pricing Power 95.3% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a community where price hinges on condition and vintage, the value we add is telling you what a specific home is actually worth against comparable finish levels — not the neighborhood average. We will walk you through where a listing sits on the age-and-updates spectrum, whether the asking price reflects the current slightly softer market, and how to structure an offer or a listing in a 31-day-median environment.
Tidewater in 15 seconds.
Tools for a Tidewater 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 Tidewater sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Tidewater, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Tidewater home worth?
Get a no-obligation home value based on real comparable sales in Tidewater, 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 Tidewater?
How long do homes in Tidewater take to sell?
How many homes are in Tidewater?
What share of Tidewater is owner-occupied?
When were the homes in Tidewater built?
Have Tidewater home prices gone up?
Who is the best real estate agent for Tidewater?
How do I find a top Jacksonville real estate agent who knows Tidewater?
Can Momentum Realty connect me with an agent for Tidewater?
Should you buy in Tidewater?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Tidewater with Momentum Realty’s local guides.
Data sources & freshness
| Community market stats | realMLS closed sales, 12-month windows ending November 12, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (9 streets, ZIP 32034/32211/32224/32226)) |
| Under-contract shares | realMLS records, as of 2026-11-12 |
| Historical depth | Closed-sale records back to 2011 (280 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 listings in Northeast Florida sold at 99.1% of final list price vs. 98.6% for the market, in a median 31 days vs. 41 (realMLS, 12 months to Nov 2026). A Momentum agent can price yours against live local comps.
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