Tiffany Oaks
Homes for Sale in Jacksonville, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of ERA ONETEAM REALTY · via realMLS
Tiffany Oaks is a compact, built-out pocket of about 90 homes in Jacksonville, with construction running from 1996 to 2017 and a median build year of 2006. That range matters: what sets price here is condition and updates, not location premiums or lot size. A home that has been kept current will separate itself from one still carrying its original finishes, and with a median living area right around 2,050 square feet, the floor plans are close enough that buyers can compare like-for-like and reward the better-maintained house.
Roughly 69% of homes here carry a homestead exemption, which points to an owner-occupied community that turns over slowly rather than a rental-heavy or investor-churned one. For sellers, that means limited competing inventory but also a buyer pool that expects move-in-ready condition. For buyers, patience is the strategy — you are waiting for the right listing more than negotiating against a flood of them.
Figures in this note are as of July 12, 2026. The live market numbers elsewhere on this page update nightly and are newer.
The 60-Second Overview
Tiffany Oaks is a small, largely owner-occupied Jacksonville neighborhood of turn-of-the-2000s construction, where the spread in asking prices comes down to how much a given home has been updated rather than square footage or vintage.
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 Tiffany Oaks. Swipe to explore the community.
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Tiffany OaksPhotos from realMLS listings in Tiffany Oaks; content deemed reliable but not guaranteed.
Who Tiffany Oaks is best for.
Best for
- Buyers seeking a single-family home around 2,000+ square feet who value stability over a large menu of choices
- Owner-occupants planning to stay several years who will benefit from the homestead exemption
- Buyers willing to wait for the right, already-updated listing rather than force a quick purchase
Probably not for
- Buyers who need a wide range of active inventory to shop and compare at any given moment
- Investors looking for high turnover or rental-heavy churn to build a portfolio
- Buyers with no budget for post-purchase updates who need a guaranteed move-in-ready home in a market where condition varies
The market around Tiffany Oaks
Tiffany Oaks is too small for its own price trend, so here is the market around it.
In ZIP 32257, 147 homes are on the market and 37% are under contract — a fast-moving corner of Jacksonville.
Across Duval County, 4,391 homes are active and 1,538 pending (26% under contract).
ZIP and county figures describe the wider market, not Tiffany Oaks specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in Tiffany Oaks, 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.
Life at Tiffany Oaks
- Management - Off Site · 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.
The Tiffany Oaks buying strategy.
If we were buying in Tiffany Oaks 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 Tiffany Oaks.
A condition-driven market in a tight footprint
With only about 90 homes and build dates clustered around 2006, Tiffany Oaks does not offer much variety in bones — most homes sit near the 2,052-square-foot median, so the layouts and lots are broadly comparable. That makes updates the swing factor. Roofs, HVAC, kitchens, and baths from the original build era are now at or past the point where a buyer should budget for replacement, and homes that have already handled those items justifiably command more.
The high homestead share tells you inventory is thin and steady rather than volatile. You will not see a wide selection at any one time, so when a well-kept home lists, it draws attention. Sellers should price against recent condition-comparable sales, not aspiration; buyers should be ready to move on the right house and read the maintenance history carefully before assuming the sticker reflects readiness.
The location and the amenities are priced into every listing in Tiffany Oaks. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a neighborhood this small and this condition-sensitive, the difference between a fair deal and an overpay is knowing which recent sales were truly comparable and which carried expensive updates you cannot see in photos. We track Tiffany Oaks closely enough to tell you what a home's finishes and systems are actually worth against the median, and to flag deferred maintenance before it becomes your problem at closing.
Tiffany Oaks in 15 seconds.
Tools for a Tiffany Oaks 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 Tiffany Oaks sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Tiffany Oaks, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Tiffany Oaks home worth?
Get a no-obligation home value based on real comparable sales in Tiffany Oaks, 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 Tiffany Oaks
Development, infrastructure, retail, and school activity affecting Tiffany Oaks, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- October 2026Market
St. Johns County denies 4,462-acre Palm Valley farmland housing application under new state enclave law
Commissioners denied 3-2 on Sept. 15 the 4,462-acre Palm Valley application near Nocatee under the state agricultural enclave law, and the county plans to fight it in court. Another proposal of nearly 1,200 acres and about 15,000 homes south of St. Augustine was approved in August, then denied 3-2 on Sept. 28. St. Johns County has received 16 applications under the law.
What it may mean for the marketThe outcome of these applications will shape how much new housing supply can be added on rural land in the county. The site is about 10 miles northeast of Tiffany Oaks.
Source: Jacksonville Today - October 2026Schools
Loretto Elementary breaks ground on $12.3 million classroom addition
The addition will replace 13 portable classrooms and two aging pod buildings with 15 classrooms, a music room and a teacher planning room, and will expand the parent drop-off loop. The school enrolls 875 students for 2026-27. Funding comes from the voter-approved half-cent sales tax, with opening expected in 2028.
What it may mean for the marketExpanded permanent capacity and a longer drop-off loop affect school-area traffic and classroom availability in the Mandarin area. The project is about 9 miles northwest of Tiffany Oaks, elsewhere in Duval County.
Source: Hoodline - September 2026Development
UF Health Durbin Park 99-bed hospital opens in northern St. Johns County; Baptist Silverleaf adds emergency department
UF Health Durbin Park, a 99-bed hospital with a 24-hour emergency department on 42.5 acres, held its ribbon-cutting and opens the following week. Baptist Health's Silverleaf campus, about 10 miles south, is adding an emergency department, and AdventHealth and Acadia Health have also opened facilities near I-95. The county's population has grown more than 25% since 2020.
What it may mean for the marketNew hospital and emergency capacity shortens drive times to emergency care and adds healthcare jobs in northern St. Johns County. The site is about 3 miles east of Tiffany Oaks.
Source: Jacksonville Today - 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 11 miles southwest of Tiffany Oaks.
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 3 miles southeast of Tiffany Oaks.
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 3 miles southeast of Tiffany Oaks.
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
How many homes are in Tiffany Oaks?
What share of Tiffany Oaks is owner-occupied?
When were the homes in Tiffany Oaks built?
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Should you buy in Tiffany Oaks?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Tiffany Oaks with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: October 21, 2026) |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (1 streets, ZIP 32208/32257)) |
| Under-contract shares | realMLS records, as of 2026-10-20 |
| Historical depth | Closed-sale records back to 2001 (35 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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