Tiffany Pines
Homes for Sale in Jacksonville, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
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 right now
🟢 Buyer-leaning market. 9.0 months of supply and 25% 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 August 5, 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 245% 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 August 5. Confidence: Low (4 and 4 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated August 5, 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 August 5, 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 9.0 months of supply, a buyer-leaning market. The trailing-12-month median is up 14% from the prior 12 months and up 245% 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.
The setting & the homes.
Aerial and on-site photos of Tiffany Pines. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Tiffany PinesPhotos from realMLS listings in Tiffany Pines; content deemed reliable but not guaranteed.
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.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending August 5 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($377K) IS the median in the snapshot above, and the move from 2025 ($330K) IS the +14.2% one-year change.
Windows contain 2 to 12 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.
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.
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.
Tiffany Pines Market Scorecard
Tiffany Pines is currently a balanced market. About 4.0 months of supply, a median asking price of $402,400, and homes go under contract in about 40 days.
Typical home value in the 32225 ZIP is $381,922, about 13.0% 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.
Housing distress & ownership in Tiffany Pines, 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.
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.
Active · 77 daysTop listing
Active · 68 days
Active · 86 days
Pending · 40 daysActive and pending Tiffany Pines listings as of 2026-08-05, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
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.
Recent Developments in Tiffany Pines
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 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 18 miles southwest of Tiffany Pines, 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 west of Tiffany Pines, 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 west of Tiffany Pines, 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 3 miles northwest of Tiffany Pines.
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 west of Tiffany Pines, 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 3 miles northwest of Tiffany Pines.
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 Tiffany Pines buying strategy.
If we were buying in Tiffany Pines 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.
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.
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 Pines.
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.
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.
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 (7.6). Basis: Long-Term Appreciation +245% since 2012; Recent Direction +14.2% year-over-year; Liquidity & Demand 9.0 months of supply; Owner Commitment 83% owner-occupied; Pricing Power 98.4% sale-to-list. Refreshed with each data update.
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.
Tiffany Pines 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 Tiffany Pines 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 Pines sales matched to your home.
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 →
Frequently Asked Questions
What is the median home price in Tiffany Pines?
How long do homes in Tiffany Pines take to sell?
Is Tiffany Pines a buyer's or seller's market right now?
How many homes are in Tiffany Pines?
What share of Tiffany Pines is owner-occupied?
When were the homes in Tiffany Pines built?
Do cash buyers compete in Tiffany Pines?
Have Tiffany Pines home prices gone up?
Who is the best real estate agent for Tiffany Pines?
How do I find a top Jacksonville real estate agent who knows Tiffany Pines?
Can Momentum Realty connect me with an agent for Tiffany Pines?
Should you buy in Tiffany Pines?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Tiffany Pines with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: August 5, 2026) |
| Community market stats | realMLS closed sales, 12-month windows ending August 5, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (6 streets, ZIP 32225/32299)) |
| Under-contract shares | realMLS records, as of 2026-08-01 |
| Historical depth | Closed-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?
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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.
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