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Tiffany Pines in Jacksonville

Tiffany Pines
Homes for Sale in Jacksonville, FL

Community in Jacksonville · Duval County · ZIP 32225
129 homesBuilt 1985–2014Median sale $377K
Free · No obligation
Talk to a Tiffany Pines Expert

True comps, carrying-cost math, and listings before the portals.

Live Market Pulse
49/100
Market Heat
Normal for Tiffany Pines
2013 → 2026 · 77 at the 2022 peak
0 is Tiffany Pines's coldest market since 2013, 100 its hottest. Today: 49. How it's scored
Built fromLive realMLS data25 years of closingsFL DOR public recordsUpdated twice daily
Live · Tiffany Pines Housing Pulse realMLS + public records Analysis by Momentum Realty · $3.5B+ sold · 8,500+ transactions · Top 1% in Florida (RealTrends)
Price
$377K ▲
Median sold · 12 mo
up 14.2% vs the prior 12 months
+14.2% ▲
1-yr price change
n = 4 and 4 sales in the two windows
$238/sf
Sold $/sqft · 12 mo
peak $243 in 2023
98.4%
Sale vs ask
+247%
T12M median vs 2012
from a $108K median in 2012
Tempo
12.0mo
Supply
3 to 6 months is the balanced band
50days
Median DOM · closed
11 days at the 2025 low
0%
Under contract
Duval: 30% (1,188 of 4,002)
4 · 0
For sale · pending
live counts, refreshed twice daily
4
Sold · last 12 mo
10-yr average: about 6 a year
Ownership and context
83%
Owner-occupied · Tiffany Pines
108 of 130 parcels homesteaded (FL DOR 2025)
17%
Non-owner-occupied · Tiffany Pines
incl. 5% trust or LLC-held · 4% out-of-state
0%
Cash buyers · Tiffany Pines
0 of 4 sales, 12 mo ending July 2023
129
Homes in the community
plus 1 vacant residential lots · 130 residential parcels (FL DOR 2025)
Track record · 25 years of records
Est. 1985
Community established
homes built 1985-2014, median 1987 (FL DOR 2025)
0
Failed listings · 2023
peaked at 9 in 2006
1,510sqft
Median sold home size
12-mo windows, closed sales
3.1%/yr
Turnover rate
about 4 of 129 homes trade a year
Jon Brooks, founder of Momentum Realty
Jon's Current Read

Tiffany Pines is a small, established Duval County community where the numbers move on thin volume: 4 active listings and 4 closings in the current window, against 129 homes total. Median price sits at $377,000, with a median price per square foot of $238.45 and a median build year of 1987 (the stock spans 1985 to 2014). With so few transactions setting the tone, one or two closings can shift the read on price faster than in a larger, deeper market.

Momentum's market band here reads buyer-leaning, with 12 months of supply on hand, yet the year-over-year read is still up 14.2% and typical time on market runs about 50 days. That combination is not a contradiction so much as a symptom of a small dataset: buyers have more time and selection right now, but pricing on what has actually sold has not softened. Sellers should not assume the buyer-leaning label means a discount is owed; buyers should not assume a slow listing means no competition on the right home.

Tiffany Pines Housing Pulse · Momentum Research · as of July 14, 2026

Tiffany Pines right now

🟢 Buyer-leaning market. 12.0 months of supply and 0% of the inventory already under contract give buyers above-average negotiating leverage.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of realMLS records, as of July 14, 2026. Confidence: Medium (4 active and pending listings, 4 closed sales in 12 months).

🟢 Still climbing. The trailing-12-month median ($377K) is up 14.2% from the prior 12 months ($330K) and up 247% since 2012. With about 6 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 July 14. Confidence: Low (4 and 4 sales in the two windows).

Jump to: Price history & scorecard · Homes for sale · Schools · FAQ

Updated July 14, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness

The 60-Second Overview

Tiffany Pines market snapshot (as of July 14, 2026): the median sale price is about $377K ($238 per sq ft over the trailing 12 months of closed sales), a median 50 days on market for closed sales, and 12.0 months of supply, a buyer-leaning market. The trailing-12-month median is up 14% from the prior 12 months and up 247% since 2012, computed from record-level realMLS closed sales (4 closings in the current window).

Tiffany Pines is a community of 129 homes in Jacksonville, Duval County, built between 1985 and 2014 (median 1987), with a median living area of about 1,813 square feet. 83% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).

A modest, aging-in-place pocket of Jacksonville housing where price is driven more by individual home condition and lot than by a shared amenity package, since current MLS listings do not list any community amenities.

Quick Match

Who Tiffany Pines is best for.

Best for

  • Buyers comfortable evaluating a home on its own condition and lot rather than a shared amenity package.
  • Buyers working with a budget near the $377,000 median who want time to compare the few homes on the market.
  • Longer-hold buyers who value a slow-turnover market over one built for quick resale.

Probably not for

  • Buyers who want a large pool of active listings to compare before making an offer.
  • Buyers prioritizing built-in community amenities, since none are listed in current MLS data.
  • Sellers expecting a fast, high-competition sale given the current 50-day typical time on market.
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Market Pulse

How Tiffany Pines is performing right now

50/100
momentum
Buyer-Leaning Market (limited data)
Seller's marketBalancedBuyer's market
6Months of supplytight
38Median days on marketdays
0 : 3Under contract vs for salestrong demand
6Sold in last 12 monthsliquidity
-2%Asking vs recent sold $/sqftroom to negotiate

Tight supply and strong demand favor sellers here. Homes still take about two months to sell, though, and with asking prices running above recent sales per square foot, a prepared buyer has room on anything overpriced. Reading each home against the real comps, not the headline trend, is where the edge is.

Live from realMLS, as of June 25, 2026. Refreshed twice daily. Months of supply, days on market, and the contract-to-listing ratio are computed from current Tiffany Pines listings and the trailing twelve months of closed sales.

8.6A- score
Momentum intelligence
Momentum buy score

Our proprietary read on how a home in Tiffany Pines buys, holds, and resells. See the five factors.

Homes For Sale Right Now in Tiffany Pines

Live MLS inventory for Tiffany Pines. 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.

1614 Ponderosa Pine Drive home for sale in Tiffany PinesActive · 38 daysTop listing
$434,900
3 bd · 2 ba · 1,852 sqft · built 1988
1614 Ponderosa Pine Drive, Jacksonville, 32225
RenovatedBest value
Listed by FLORIDA HOMES REALTY & MTG LLC
1712 Bristlecone Pine Place home for sale in Tiffany PinesActive · 22 days
$424,900
3 bd · 2 ba · 2,454 sqft · built 1985
1712 Bristlecone Pine Place, Jacksonville, 32225
Strong resaleReno opportunityBest value
Listed by UNITED REAL ESTATE GALLERY
1639 Ponderosa Pine Drive home for sale in Tiffany PinesActive · 40 days
$379,900
4 bd · 2 ba · 1,480 sqft · built 1988
1639 Ponderosa Pine Drive, Jacksonville, 32225
Listed by HOVER GIRL PROPERTIES

Active and pending Tiffany Pines listings as of 2026-06-25, priced high to low. Source: Data provided by realMLS.. Tap any home to ask about it.

Interactive Map

Tiffany Pines on the map.

Every active, pending, and recently sold home, plotted. Toggle the layers, color the dots by status or lot type, and tap a home for the details.

Listing locations from realMLS; lot type inferred from listing descriptions. Destination pins are approximate. Map data © OpenStreetMap, tiles © CARTO. Flood, school, and commute overlays are on the roadmap.

Nearby & Commute

How far is everything?

The takeaway

The location is the everyday-convenience case: shopping, schools, and the major roads are all a manageable drive.

Drive times from Tiffany Pines. They are approximate and vary with traffic and your exact start point.

Fort Caroline Road corridor~3 to 6 min · everyday shopping and services
Arlington Expressway / downtown~15 to 20 min · west
St. Johns Town Center~15 to 20 min · south
Timucuan Preserve / Fort Caroline National Memorial~8 to 12 min · nature and history
Atlantic and Neptune Beaches~20 to 28 min · east
Jacksonville University~10 to 15 min · Arlington
Jacksonville International Airport (JAX)~25 to 30 min · north

Distances and drive times are approximate and vary with traffic. Confirm your real commute at your real departure time.

Nearby Communities

Explore more neighborhoods near Tiffany Pines Homes for Sale in Jacksonville, FL with Momentum Realty’s local guides.

Mariner Point Homes for Sale in Jacksonville, FLMariner Point Homes for Sale in Jacksonville, FLJacksonville, FL · 0.3 miAPArbor Pointe Homes for Sale in Jacksonville, FLJacksonville, FL · 0.3 miBrookview Homes for Sale in Jacksonville, FLBrookview Homes for Sale in Jacksonville, FLJacksonville, FL · 0.3 miRiver Point at Monument Landing Homes for Sale in Jacksonville, FLRiver Point at Monument Landing Homes for Sale in Jacksonville, FLJacksonville, FL · 0.4 miEagles Creek Homes for Sale in Jacksonville, FLEagles Creek Homes for Sale in Jacksonville, FLJacksonville, FL · 1.0 miKernan Forest Homes for Sale in Jacksonville, FLKernan Forest Homes for Sale in Jacksonville, FLJacksonville, FL · 1.1 miFort Caroline Homes for Sale in Jacksonville, FLFort Caroline Homes for Sale in Jacksonville, FLJacksonville, FL · 1.2 miMt Pleasant Creek Homes for Sale in Jacksonville, FLMt Pleasant Creek Homes for Sale in Jacksonville, FLJacksonville, FL · 1.3 miAshley Woods Homes for Sale in Jacksonville, FLAshley Woods Homes for Sale in Jacksonville, FLJacksonville, FL · 1.3 mi

Browse all Florida neighborhood guides →

Carrying cost · the no-CDD edge

No CDD bond means thousands less per year than newer master plans.

Typical CDD community~$2,500/yr
Tiffany Pines (no CDD)$0/yr

Roughly $25,000 saved over 10 years in carrying cost, before resale.

Illustrative. NE Florida CDD assessments commonly run $1,500-$3,500+/yr and vary by community; verify per property.

Schools

15-Second Take
  • Duval County Public Schools
  • Verify the zoned schools by address
  • Magnet and choice options may be available
  • Confirm current ratings before relying on them
  • Private and parochial options nearby

Tiffany Pines is served by Duval County Public Schools. Assignment is by address and can change, so confirm the exact zoned elementary, middle, and high schools for any specific home, plus any magnet or choice options. Treat published ratings as a starting point, not the full story.

Buying with schools in mind? We can confirm the exact zoned schools for any Tiffany Pines address.

The takeaway

What actually shapes value in Tiffany Pines, sourced and dated. We do not publish rumor.

Recent Developments in Tiffany Pines

Development Intelligence

Our read on what is being built around Tiffany Pines, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.

Net OutlookBullishThe Fort Caroline area is a built-out, established part of Jacksonville's east side, so the story for Tiffany Pines is attainable value, generous lots, and condition rather than new construction.

Attainable value with generous lots

BullishNotable impact
SignificanceRadius: Tiffany Pines

Established homes on lots averaging close to a third of an acre are an attainable, space-rich value for owner-occupants and investors; confirm conditions for the specific home (Ownerly, 2026).

Mid-1980s condition spread

NeutralNotable impact
SignificanceRadius: Tiffany Pines

Homes from the mid-1980s vary in updates, so roof, systems, and renovations drive value; inspect and comp house by house.

Fort Caroline location and flood verification

NeutralMinor impact
SignificanceRadius: Fort Caroline

The east-side Fort Caroline area is near the St. Johns River and creeks; flood exposure varies by parcel, so confirm the FEMA determination on the specific home.

Direction, significance, and effect-radius ratings are Momentum's proprietary, qualitative read of the sourced items below, not investment advice or a prediction for any specific home.

Development, infrastructure, retail, and school activity affecting Tiffany Pines, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated June 2026.

Showing the latest, scroll for all updates ↓

  1. 2026
    Neighborhood

    Tiffany Pines: 1986 homes on generous Fort Caroline lots

    Tiffany Pines is described as an established neighborhood in Jacksonville's Fort Caroline area (32225) dating to about 1986, with midsize homes from roughly 1,320 to 2,454 square feet on lots averaging close to 14,000 square feet and an average property tax around $2,000. Why it matters: Size, condition, and the generous lot drive value; comp each house on its own. Source

  2. 2024
    Taxes

    Duval County millage

    Duval County and City of Jacksonville millage applies (Duval County Property Appraiser, 2024). Any deed restrictions are separate from the tax bill. Why it matters: Confirm the exact taxing authorities and the bill for the specific parcel, and verify whether any deed restrictions apply. Source

Development alerts for Tiffany PinesGet a short monthly email when something new is approved, funded, or opens near Tiffany Pines.

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By submitting, you agree that EAB RE INVESTMENTS LLC (Momentum Realty) and its agents may call, email, and text you about your inquiry, which may involve automated means and prerecorded or artificial voices. You do not need to consent as a condition of buying any property, goods, or services. To opt out, reply STOP at any time or reply HELP for assistance. You can also click the unsubscribe link in emails. Message and data rates may apply. Message frequency may vary. See our Privacy Policy and SMS Terms.

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 Strategy

The Tiffany Pines buying strategy.

If we were buying in Tiffany Pines, this is the order of operations we would run, and the one we run for our clients.

1

Inspect the mid-1980s basics first. Roof age, HVAC, plumbing, and electrical drive the real cost on a home of this vintage; budget them before you fall for the price.

2

Comp house by house. Tiffany Pines homes vary in updates; price the specific home against the closest comparable same-size sale, not a neighborhood average.

3

Confirm any deed restrictions. Verify in writing whether any recorded restrictions or association apply to the specific lot.

4

Pull the FEMA flood zone and an insurance quote. Confirm the determination for the exact parcel in the Fort Caroline area.

5

Value the lot. The generous lot is part of the appeal; confirm the size and any usable space for the specific home.

The Quick Decision
Best Buy
A structurally sound, updated home with a newer roof on a generous lot, priced to its condition.
Biggest Risk
Deferred maintenance on a mid-1980s home, or flood exposure near the river or creeks you have not checked.
Best Lot
The generous lot is part of the value here; there are no shared amenities to pay for.
Smart Timing
A steady, attainable east-side market gives a prepared buyer who has inspected the home room to negotiate on condition.
Deep-Dive Intelligence

The full read, only if you want it.

The takeaway

On mobile, tap any heading below to open it. This is the home by home, lot by lot, club and renovation detail, organized so you can jump straight to what matters to you.

Community Details at a Glance

Tiffany Pines is an established single-family neighborhood in Jacksonville's Fort Caroline area, Duval County, ZIP 32225, on the city's east side near Fort Caroline Shores, dating to about 1986 (neighborhoods.com; Ownerly, 2026). The midsize homes are reported from roughly 1,320 to 2,454 square feet on generous lots averaging close to 14,000 square feet, with a reported average property tax around $2,000 (Ownerly, 2026, illustrative). The Fort Caroline area offers a convenient east-side location near the St. Johns River, the Timucuan Preserve, and the beaches corridor. The central diligence items are the home's roof and systems, any deed restrictions, and the FEMA flood zone per parcel.

Tiffany Pines Homes For Sale

What your money buys in Tiffany Pines.

The takeaway

Three honest price bands. Condition and lot, not the square footage alone, decide where a home lands.

Here are the broad resale bands in Tiffany Pines today. The right home is the one matched to your budget and the renovation math, so seeing fitting listings early is the edge.

Entry: homes needing updates
$310K to $350K

Homes in more original condition near the smaller end of the size range are the value entry; budget the updates and confirm the roof and systems before you write. Confirm current pricing for the specific home.

Lowest entry
Mid: updated three-bedroom homes
$350K to $379K

Updated three-bedroom homes on generous lots are the core of the neighborhood. Condition and lot separate these; price on the closest comparable Tiffany Pines sale.

Most inventory
High: larger or renovated homes
$379K to $550K

Larger homes toward the top of the reported size range, or fully renovated homes, sit at the top. Price each on its size, updates, and lot rather than a neighborhood average.

Strongest resale

Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.

See Off-Market & Private Listings
What Your Money Buys

What ~$362K buys here.

Three realistic price bands. Where a home lands comes down to condition and lot, not square footage alone.

$310K to $350K
Entry: homes needing updates
Homes in more original condition near the smaller end of the size range are the value entry; budget the updates and confirm the roof and systems before you write. Confirm current pricing for the specific home.
$350K to $379K
Mid: updated three-bedroom homes
Updated three-bedroom homes on generous lots are the core of the neighborhood. Condition and lot separate these; price on the closest comparable Tiffany Pines sale.
$379K to $550K
High: larger or renovated homes
Larger homes toward the top of the reported size range, or fully renovated homes, sit at the top. Price each on its size, updates, and lot rather than a neighborhood average.

Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.

Operator Intelligence

Renovation & Resale Intelligence

The factors that actually move value in Tiffany Pines, condition, lot, and the renovation math, read from current listings and recent sales.

15-Second Take
  • Renovation math decides the deal
  • Better lots and views resell strongest
  • Roof and HVAC age drive the insurance quote
  • Interior lots are where buyers overpay
Proprietary Data

The renovation premium.

Updated homes ask about 9% more per square foot than original-condition homes, and they tend to sell faster. In an all-resale market, condition is the single biggest swing in value, which is why reading the renovation math is the whole game.

Asking price per square foot
Renovated$235
Original$215
Median days on market
Renovated38
Original31

From current Tiffany Pines listings (renovated 1, original 2); condition inferred from listing descriptions, asking not closed figures. The exact number depends on a specific home's updates, lot, and view, which is the read we do before you offer.

Jon Brooks, Momentum Realty
Operator Note

The trap here is a beautifully staged original-condition home. Staging is cheap; a roof, HVAC, and a full modernization are not. We price the real renovation before you fall for the listing photos, because in an all-resale market that number is the difference between a deal and the most expensive house on the street.

Lot Value

The lot premium.

On a preferred homesite (water, preserve, corner, or a larger lot), the homesite is the part of your money the market gives back at resale. The house can be renovated; the lot cannot, so premium lots hold their value better than interior ones. How much more they command varies by frontage, view, and condition, which is why we read it home by home against real comparable sales rather than a single headline figure.

Jon Brooks, Momentum Realty
Operator Note

Most buyers overpay on interior lots in the back half of the community. A sharp renovation can distract you, but the weaker resale position follows the lot, not the finishes. We read the homesite before the kitchen.

Resale Strength Scorecard

How well Tiffany Pines holds value.

Our read on the factors that protect resale here, and the one to manage.

No CDD on the tax billStrong
Central Intracoastal West locationStrong
Scarce golf and lake homesitesStrong
$30M club reinvestment to 2028Positive
All-resale 1990s conditionManage it

Momentum analysis based on the community's structure, location, lot scarcity, and housing stock. Not a guarantee of future value.

Jon Brooks, Momentum Realty
Operator Note

The strongest value pocket is usually a renovated home on a good lot priced just under the next tier up. Buyers chasing the single biggest house often pay top prices for what is really a renovation project.

5 Mistakes Buyers Make in Tiffany Pines

15-Second Take
  • Calling the listing agent (who works for the seller)
  • Misjudging the renovation budget
  • Overpaying for an interior lot
  • Underbudgeting the carrying costs
  • Skipping the roof, HVAC, and systems check

The same five mistakes cost buyers the most in any market. Every one is avoidable with the right preparation before you tour.

Tiffany Pines1

Calling the listing agent

The agent on the sign works for the seller. In a market where condition swings price by hundreds of thousands, negotiating against that agent with no one in your corner is the costliest move of all.

Tiffany Pines2

Misjudging the renovation math

A dated home looks like a deal until you price the roof, HVAC, pool, and full modernization honestly. Underbudget the reno and the bargain becomes the expensive house.

Tiffany Pines3

Overpaying for an interior lot

A premium homesite (water, preserve, or a preferred position) carries a real, durable premium. Pay a top price for an interior lot and you are buying the weakest version of the value.

Tiffany Pines4

Underbudgeting the carrying costs

Two similar homes can cost very differently to own once the HOA, any CDD, insurance, and upkeep are priced in. Buyers who do not run the full monthly carrying cost misread the real number.

Tiffany Pines5

Skipping the systems check

An older home means older systems unless updated. Roof age, HVAC age, pool equipment, and prior renovations drive both price and insurability, and a thorough inspection matters more here than in a new build.

“

Tiffany Pines is about an attainable, established east-side home on a generous lot, not amenities or new construction. The deal is read in the roof, the systems, and the lot, not the sticker.

Jon Brooks · Founder, Momentum Realty
Momentum Intelligence

Momentum Buy Score.

Our proprietary 0 to 10 read across the five factors that decide how a home here buys, holds, and resells.

6.4B- · Buy Score
Resale Strength6.4/10
Renovation Risk5.4/10
Location Efficiency7.2/10
Long-Term Defensibility6.2/10
Carrying Cost Advantage7.4/10

Momentum Intelligence Scores are our proprietary, qualitative assessment based on the analysis on this page, on a 0 to 10 scale. They are a framework for comparing communities, not a guarantee of future value or advice on a specific home.

Momentum Housing Intelligence

Why our read on Tiffany Pines is different.

Most pages on this community are an automated estimate wrapped in stock copy. This one is built from the live realMLS feed, fourteen years of closed sales, and a renovation-by-renovation read of what actually moves value here, lot by lot. No automated estimate, no guesswork.

Live realMLS feed14 years of closed salesRenovation-premium analysisLot-by-lot, no automated estimates
Jon Brooks, founder of Momentum Realty. A housing economist with a background in real estate investment banking and consulting at Ernst & Young, who has built and analyzed Northeast Florida real estate from the ground up.
About the analyst · Our methodology

Which Lots & Views Hold Value Best

Proprietary Data · Lot Value Map

Where the value actually sits. Each home is shaded by its price per square foot (a value read, not just a price) and ringed by lot type, so you can see at a glance which pockets carry a real, durable premium and where a renovation play makes sense.

Value ($/sqft)
$261 value$401 premium
Lake / waterPreserveInterior

Fill = price per square foot; ring = lot type, inferred from listing descriptions. Sold homes are shown by realized $/sqft (lot type not always recorded). Asking and recent-sold figures from realMLS; for orientation, not an appraisal.

15-Second Take
  • The generous lot is part of the value; there are no shared amenities to pay for.
  • Roof age and systems drive cost more than square footage on these mid-1980s homes.
  • Comp by size and condition, not a metro median.

In an attainable, established neighborhood like Tiffany Pines, the lot and the home's condition are the value, and the generous lots averaging close to a third of an acre are a durable plus. Because the homes date to the mid-1980s, the honest approach is to inspect the roof and systems, confirm any deed restrictions and the FEMA flood zone, and price the specific home on its condition, size, and lot against the closest comparable same-size Tiffany Pines sale rather than a metro median.

The 15-Second Verdict

Tiffany Pines in 15 seconds.

Best forBuyers and investors who want an attainable, established single-family home in Jacksonville's Fort Caroline area.
Strong onValue and space: generous lots in a convenient east-side location near the river, the preserve, and the beaches corridor.
WatchMid-1980s condition, and any flood exposure near the river or creeks, confirmed per parcel.
Not forBuyers who want new construction, a large or estate home, or a beachside address.
The edgeA generous lot and a convenient east-side location at an attainable price.

HOA, CDD & Fees

15-Second Take
  • Any HOA or dues are unverified; confirm whether an association or deed restrictions apply.
  • No reported amenity package, gate, or community pool.
  • No CDD expected; verify per parcel on the Duval tax bill.

Tiffany Pines is an established, older single-family neighborhood, and any HOA or mandatory dues are unverified; neighborhoods of this vintage often have none. Confirm in writing whether any HOA or recorded deed restrictions apply to the specific lot. No CDD is expected; confirm per parcel on the Duval County tax bill.

There is no reported community amenity package, gate, or pool; if any association exists it would be limited. Verify what, if anything, is collected.

There is no private club or mandatory membership tied to the neighborhood; Tiffany Pines is a standard single-family neighborhood.

Run Your Numbers

Tools for a Tiffany Pines buy.

Free calculators to pressure-test the real cost before you tour.

Mortgage paymentPrincipal, interest, taxes, and insurance on a specific price.Property taxDuval County millage and the homestead picture.Rent vs buyThe breakeven on owning in Tiffany Pines.Save Our HomesProject your homestead tax cap over time.
The takeaway

Selling here is won on condition and view, not an automated estimate. The right number comes from closed comps matched to your renovation level and lot.

Selling in Tiffany Pines

Thinking of selling in Tiffany Pines?

Your buyer is comparing attainable east-side homes, so sell what is specific and verifiable: the updates you have made, the roof and systems, the generous lot, and a clean flood read.

Momentum listings (YTD)
97.98%
Sold-to-list ratio across the Jacksonville metro for our agents, sellers keeping more of their price.
Market average (YTD)
96.73%
The broader metro average sold-to-list ratio over the same period.
Momentum days on market
64 days
Median days on market for our listings, faster sales mean less carrying cost and stronger leverage.
Market days on market
72 days
The broader metro median over the same period.

Sold-to-list and days-on-market figures reflect Momentum Realty listings versus the Jacksonville metro average, year to date. Your home's result depends on pricing, condition, lot, view, and preparation.

In Tiffany Pines, condition and view decide your number

Because buyers here are weighing your home against renovated comps and cross-shopping East Arlington, a home priced to the community average instead of its true condition and view either leaves money on the table or sits. A renovated kitchen, newer roof and HVAC, and a golf or lake view all deserve to show up in your price, and a buyer pool reading renovation math needs to be shown why your home is worth it. We build that case with real comps and a pricing strategy for the current market.

What is your Tiffany Pines home worth?

Get a no-obligation home value based on real comparable sales in Tiffany Pines matched to your condition, lot, and view, 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 Tiffany Pines on the map →

Real comps, not an automated estimate.
>>>>>>> origin/main

Windows contain 2 to 14 sales each (4 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.

Median sale price · trailing 12 mo
$100K$200K$300K$400K20122014201620182020202220242026
Up 14.2% year over year; up 247% since 2012.
Every sale since 2001 · price vs size
$0$200K$400K2k2k2k
158 closed sales; green = recent. Size sets the floor, condition and lot set the rest.
Sold $ per sq ft · trailing 12 mo
$100$20020122014201620182020202220242026
Up from $66 in 2012 to a $243 peak in 2023; $238 now.
Median days on market · closed sales
05010020122014201620182020202220242026
11 days at the 2025 low; 50 now.
Sale price vs original ask · median
80%90%100%20122014201620182020202220242026
98.4% now.
Homes sold per 12-mo window
05101520122014201620182020202220242026
2 to 14 a year; 4 in the current window.
Sellers who gave up · failed listings per year
0258200420062008201020122014201820202023
Canceled, expired, or withdrawn. 9 quit in 2006; 0 so far in 2023. The clearest stress gauge a community has.
Market Heat · 0 coldest, 100 hottest in the record
20406080seller-leaningbuyer-leaning201420162018202020222026
77 at the 2022 peak, 30 in the troughs, 49 now. Same score as the hero card, full history.

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.

$1,614/mo
Duval County typical true cost to own
$110/mo
Duval County typical home insurance
Check CDD
Confirm 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.

How much local inventory is already under contract

37% of homes for sale in ZIP 32225 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).

Tiffany Pines Market Scorecard

Balanced

Tiffany Pines is currently a balanced. About 4.0 months of supply, a median asking price of $402,400, and homes go under contract in about 40 days.

4.0
Months supply
$402,400
Median list
$362,500
Median sold
$215
Per sqft
40
Days on mkt
2/1/6
Active/Pend/Sold

Typical home value in the 32225 ZIP is $379,757, about 13.3% below the Florida norm (Zillow Home Value Index).

Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.

Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.

Homes For Sale Right Now in Tiffany Pines

Live MLS inventory for Tiffany Pines. 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.

1614 PONDEROSA PINE Drive home for sale in Tiffany PinesActive · 50 daysTop listing
$434,900
3 bd · 2 ba · 1,852 sqft · built 1988
1614 PONDEROSA PINE Drive, Jacksonville, 32225
Listed by FLORIDA HOMES REALTY & MTG LLC
1712 BRISTLECONE PINE Place home for sale in Tiffany PinesActive · 41 days
$420,000
3 bd · 2 ba · 2,454 sqft · built 1985
1712 BRISTLECONE PINE Place, Jacksonville, 32225
Listed by UNITED REAL ESTATE GALLERY
13948 NORWAY PINE Place home for sale in Tiffany PinesActive · 13 days
$415,000
3 bd · 2 ba · 1,343 sqft · built 1989
13948 NORWAY PINE Place, Jacksonville, 32225
Listed by NETWORTH REALTY OF JACKSONVILLE, LLC
1639 PONDEROSA PINE Drive home for sale in Tiffany PinesActive · 59 days
$379,900
4 bd · 2 ba · 1,480 sqft · built 1988
1639 PONDEROSA PINE Drive, Jacksonville, 32225
Listed by HOVER GIRL PROPERTIES

Active and pending Tiffany Pines listings as of 2026-07-14, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.

Interactive Map

Tiffany Pines 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.

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Tiffany Pines Market Scorecard

Balanced

Tiffany Pines is currently a balanced. About 4.0 months of supply, a median asking price of $402,400, and homes go under contract in about 40 days.

4.0
Months supply
$402,400
Median list
$362,500
Median sold
$215
Per sqft
40
Days on mkt
2/1/6
Active/Pend/Sold

Typical home value in the 32225 ZIP is $379,757, about 13.3% below the Florida norm (Zillow Home Value Index).

Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.

Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.

Frequently Asked Questions

>>>>>>> origin/main
The Strategy

The Tiffany Pines buying strategy.

If we were buying in Tiffany Pines today, this is the order of operations we would run for our clients.

1

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.

2

Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.

3

Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.

4

Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.

5

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 Pines.

The Quick Decision
Best Buy
Buyers and sellers dealing in a small, low-volume market who want pricing grounded in the actual comps available, not a citywide average.
Biggest Risk
With only 4 active listings and 4 closings in the window, a single sale can swing the read on price.
Sweet Spot
Homes built in the 1985-2014 range near the median 1,813 sqft, where per-square-foot pricing is most comparable.
Avoid If
You need a fast, high-liquidity resale market with a deep pool of comparable recent sales.
The Deep Dive

A market built on condition, not amenities

Tiffany Pines has appreciated 247% since 2012, a long climb that reflects the broader Duval market as much as anything specific to this pocket of homes built mostly between 1985 and 2014 (median year built 1987). At a median of 1,813 square feet and $238.45 per square foot, this is a mid-size-home market where per-square-foot pricing does a lot of the work in comparing one listing to the next, especially with so few active comparables to lean on.

About 83% of homes here carry a homestead exemption, which points to longer-hold ownership rather than frequent investor turnover or short-term resale. Combined with a market heat score of 49, the picture is a community that turns over slowly and predictably rather than one driven by seasonal rushes or speculative flipping.

“

The location and the amenities are priced into every listing in Tiffany Pines. The deal is won or lost on condition, the comps, and the renovation math.

Jon Brooks · Founder, Momentum Realty
Momentum Intelligence

Momentum Buy Score.

Our proprietary 0 to 10 read across the factors that decide how a home in Tiffany Pines buys, holds, and resells. Momentum Research; not an appraisal.

7.4B · Buy Score
Long-Term Appreciation10.0/10
Recent Direction9.6/10
Liquidity & Demand0.0/10
Owner Commitment8.3/10
Pricing Power8.9/10

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 5 factors (7.4). Basis: Long-Term Appreciation +247% since 2012; Recent Direction +14.2% year-over-year; Liquidity & Demand 12.0 months of supply; Owner Commitment 83% owner-occupied; Pricing Power 98.4% sale-to-list. Refreshed with each data update.

Why Momentum

Why work with Momentum here

With only 4 active listings and 4 recent closings, Tiffany Pines is not a market where you can lean on a large comp set or an automated number. It takes an agent who is tracking this specific pocket closely, pulling condition and lot detail on the handful of homes that matter, and pricing or negotiating against a genuinely small sample rather than a citywide average.

The 15-Second Verdict

Tiffany Pines in 15 seconds.

Best forBuyers and sellers dealing in a small, low-volume market who want pricing grounded in the actual comps available, not a citywide average.
Biggest advantageA buyer-leaning supply picture (12 months of supply) gives buyers more time to evaluate individual homes.
Biggest riskWith only 4 active listings and 4 closings in the window, a single sale can swing the read on price.
Sweet spotHomes built in the 1985-2014 range near the median 1,813 sqft, where per-square-foot pricing is most comparable.
Avoid ifYou need a fast, high-liquidity resale market with a deep pool of comparable recent sales.

HOA, CDD & Fees

In short
  • 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.

Run Your Numbers

Tools for a Tiffany Pines buy.

Free calculators to pressure-test the real cost before you tour.

Mortgage paymentPrincipal, interest, taxes, and insurance on a specific price.Property taxDuval County millage and the homestead picture.Rent vs buyThe breakeven on owning in Tiffany Pines.Save Our HomesProject your homestead tax cap over time.
The takeaway

Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Tiffany Pines sales matched to your home.

Selling in Tiffany Pines

Price it to the comps and condition, not an automated estimate.

If you are thinking about selling in Tiffany Pines, 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 Pines home worth?

Get a no-obligation home value based on real comparable sales in Tiffany Pines, 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 Tiffany Pines on the map →

Real comps, not an automated estimate.

Frequently Asked Questions

What is the median home price in Tiffany Pines?
The median sale price in Tiffany Pines was $377K over the 12 months ending July 14, 2026 (4 closed sales, realMLS).
How long do homes in Tiffany Pines take to sell?
Homes that closed in the 12 months ending July 14, 2026 took a median 50 days on market (4 sales, realMLS).
Is Tiffany Pines a buyer's or seller's market right now?
As of July 14, 2026, Tiffany Pines leans toward buyers: 12.0 months of supply at the current sales pace (realMLS live counts).
How many homes are in Tiffany Pines?
The Florida DOR 2025 assessment roll shows 129 homes plus 1 vacant residential lots in Tiffany Pines (public records).
What share of Tiffany Pines is owner-occupied?
83% of Tiffany Pines parcels carry a homestead exemption on the 2025 Florida DOR roll, the owner-occupancy proxy in public records.
When were the homes in Tiffany Pines built?
Homes in Tiffany Pines were built between 1985 and 2014, with a median year built of 1987 (FL DOR 2025 roll).
Do cash buyers compete in Tiffany Pines?
Cash buyers took 0% of Tiffany Pines sales in the 12 months ending July 2023 (0 of 4 closings, realMLS).
Have Tiffany Pines home prices gone up?
The trailing-12-month median is up 247% since 2012, from $108K to $377K (realMLS closed records).
Who is the best real estate agent for Tiffany Pines?
The best agent for Tiffany Pines is one who actively works Jacksonville and knows the community's pricing, fees, and current inventory. Tell us what you're looking for in the form on this page and Momentum Realty will match you with a local specialist for Tiffany Pines.
How do I find a top Jacksonville real estate agent who knows Tiffany Pines?
Share a few details in the form on this page. Momentum Realty has 280+ agents and more than $3.5B in closed sales, and we'll connect you with one who knows Tiffany Pines and the wider Jacksonville area.
Can Momentum Realty connect me with an agent for Tiffany Pines?
Yes. Use the form on this page and we'll introduce you to a local specialist who can guide your Tiffany Pines purchase or sale - no call center and no pressure.
The Verdict

Should you buy in Tiffany Pines?

An honest fit check. We will tell you when it is not your community.

Buyers comfortable evaluating a home on its own condition and lot rather than a shared amenity package.Excellent fit
Buyers working with a budget near the $377,000 median who want time to compare the few homes on the market.Excellent fit
Longer-hold buyers who value a slow-turnover market over one built for quick resale.Excellent fit
Buyers who want a large pool of active listings to compare before making an offer.Probably not
Buyers prioritizing built-in community amenities, since none are listed in current MLS data.Probably not
Sellers expecting a fast, high-competition sale given the current 50-day typical time on market.Probably not

Nearby Communities

Explore more neighborhoods near Tiffany Pines with Momentum Realty’s local guides.

Browse all Florida neighborhood guides →

Data sources & freshness

Live listingsrealMLS, refreshed twice daily (last: July 14, 2026)
Community market statsrealMLS closed sales, 12-month windows ending July 14, 2026
Housing stock & ownershipFlorida DOR 2025 assessment roll (street-list match (6 streets, ZIP 32225/32299))
Under-contract sharesrealMLS records, as of 2026-07-12
Historical depthClosed-sale records back to 2001 (158 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.

Looking to buy here? Search homes for sale →

What’s your home worth in your area?

A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.

By submitting, you agree that EAB RE INVESTMENTS LLC (Momentum Realty) and its agents may call, email, and text you about your inquiry, which may involve automated means and prerecorded or artificial voices. You do not need to consent as a condition of buying any property, goods, or services. To opt out, reply STOP at any time or reply HELP for assistance. You can also click the unsubscribe link in emails. Message and data rates may apply. Message frequency may vary. See our Privacy Policy and SMS Terms.or call (904) 351-6461
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