Tiger
Hole Homes for Sale in Jacksonville, FL

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Established Southside resale market · Jacksonville · ZIP 32216

An established resale neighborhood off the Beach Boulevard and University Boulevard South corridor in Southside Jacksonville, priced for buyers who want a settled, no-HOA community close to the Town Center.

Established resaleSouthside JacksonvilleNo mandatory HOA

Live Market Pulse

50/100
Momentum

Buyer-Leaning Market (limited data)

This is a settled resale neighborhood, not a new-construction release. Inventory is limited and individual, so condition, updates, and lot drive value more than a single headline number. Verify specifics by address.

Free · No obligation

Unlock Off-Market Tiger Hole

Listings before the portals, true comps, and the renovation and carrying-cost math, before you tour.

Live · Tiger Hole Housing Pulse realMLS + public records Analysis by Momentum Realty · $3.5B+ sold · 10,000+ customers served · Top 1% in Florida (RealTrends)

Price

$368K ▲

Median sold · 12 mo

up 16.9% vs the prior 12 months

+16.9% ▲

1-yr price change

n = 13 and 7 sales in the two windows

$206/sf

Sold $/sqft · 12 mo

peak $251 in 2025

92.7%

Sale vs ask

Duval median: 97.8%

+636%

T12M median vs 2012

from a $50K median in 2012

Tempo

31days

Median DOM · closed

4 days at the 2023 low

Sold · last 12 mo

10-yr average: about 10 a year

Ownership and context

61%

Owner-occupied · Tiger Hole

328 of 539 parcels homesteaded (FL DOR 2025)

39%

Non-owner-occupied · Tiger Hole

incl. 12% trust or LLC-held · 4% out-of-state

20%

Cash buyers · Tiger Hole

1 of 5 sales, 12 mo ending July 2025

523

Homes in the community

plus 16 vacant residential lots · 539 residential parcels (FL DOR 2025)

Track record · 24 years of records

Est. 1910

Community established

homes built 1910-2024, median 1970 (FL DOR 2025)

Failed listings · 2026

peaked at 22 in 2008

1,760sqft

Median sold home size

12-mo windows, closed sales

2.5%/yr

Turnover rate

about 13 of 523 homes trade a year

Built fromLive realMLS data14 years of closingsLocal renovation analysisUpdated twice daily

Over the 12 months ending 2026-09-13, 13 recorded sales closed at a median of $370,000, $210 per square foot, a median 49 days on market, sellers accepting 92% of original asking (+18% versus the prior year). At the median price and Duval County's FY2025-26 rate of 17.86 mills, annual property tax runs about $6,610 ($5,880 with the full homestead exemption).

Jon's Current Read

"Tiger Hole, also marketed as Tiger Hole-Secret Woods, is a resale play in Jacksonville's Southside, not a builder market. It sits off the Beach Boulevard and University Boulevard South corridor, close to the St. Johns Town Center, in a stretch of Duval County that fills in gradually rather than through a single master plan. Homes here span several decades of construction with some newer infill, so the value driver is the individual home, its condition, its updates, and its lot, more than any single number. No mandatory HOA was identified, which keeps carrying costs simple but also means there is no association enforcing upkeep standards."

Jon Brooks, founder, Momentum Realty · Updated June 2026

Tiger Hole Housing Pulse · Momentum Research · as of August 5, 2026

Tiger Hole right now

🟢 Still climbing. The trailing-12-month median ($368K) is up 16.9% from the prior 12 months ($315K) and up 636% since 2012. With about a dozen 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: Medium (13 and 7 sales in the two windows).

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

By Jon Brooks, Co-Founder, Momentum Realty · Updated August 5, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness

Nearby homes for sale

No active listings inside Tiger Hole right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.

$359K · 0.4 mi away

3 bd · 2 ba · 1,708 sqft

7213 SECRET WOODS Drive

Listed by EVERYSTATE INC

$419K · 0.4 mi away

3 bd · 2 ba · 1,950 sqft

3077 HAWKS HILL Lane

Listed by COLDWELL BANKER VANGUARD REALTY

$339K · 0.4 mi away

4 bd · 1.5 ba · 1,578 sqft

3261 TIGER HOLE Road

Listed by 1 PERCENT LISTS FIRST COAST

$370K · 0.5 mi away

4 bd · 2 ba · 1,934 sqft

2860 EMILY Lane

Listed by EXP REALTY LLC

$350K · 0.5 mi away

4 bd · 2 ba · 2,221 sqft

2335 BREST Road

Listed by EXP REALTY LLC

$270K · 0.5 mi away

3 bd · 2 ba · 1,680 sqft

7942 MULHALL Drive

Listed by CORE REALTY, LLC

Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.

The 60-Second Overview

Tiger Hole is an established, mostly single-family neighborhood in the Southside area of Jacksonville, in Duval County, sometimes marketed together with the adjacent area as Tiger Hole-Secret Woods. Homes here are predominantly single-story frame and block construction on wooded suburban lots, built across several decades with some newer infill mixed in, so year built and condition should be confirmed parcel by parcel rather than assumed for the neighborhood as a whole.

realMLS (Northeast Florida) sales records identify 102 homes in Tiger Hole that have changed hands since 2001, built between 1938 and 2026 (median 1988), with a median living area of about 1,648 sq ft and a typical 3-bedroom, 2-bath layout; 84% are single-family homes. Source: realMLS (Northeast Florida) closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.

County records show 27 qualified sales in Tiger Hole across 2024–2025 (15 in 2024, 12 in 2025), median $325,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.

No mandatory homeowners association fee was identified for the neighborhood, and no dedicated community clubhouse, pool, or gate was identified either. That keeps the ongoing carrying cost profile simple compared with an amenitized HOA community, but it also means residents are relying on public infrastructure and their own upkeep rather than an association's standards. Confirm any voluntary neighborhood association or recorded deed restrictions on the specific parcel before you rely on it.

The bigger picture is location. The neighborhood sits close to the Beach Boulevard and University Boulevard South corridor in Jacksonville's Southside, within a few miles of the St. Johns Town Center retail and dining district, and within reach of several area colleges including Florida State College at Jacksonville's Kent Campus, the University of North Florida, Jacksonville University, and Edward Waters University. That everyday convenience is the neighborhood's main draw, more so than any single amenity.

The Area Market

The market around Tiger Hole

In ZIP 32216 (Jacksonville), 541 homes closed in the last 12 months at a median of $291K ($194/sq ft), down 1.2% year over year, with a median 41 days on market. Right now 138 active and 57 pending listings put supply at about 4.4 months — a balanced market. See the live ZIP 32216 housing market and the Duval County market.

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

Quick Match

Who Tiger Hole is best for.

Best for

Buyers who want an established Southside Jacksonville resale close to the St. Johns Town Center
Buyers comfortable verifying an individual home's age, condition, and systems parcel by parcel
Buyers who prefer a neighborhood without mandatory HOA dues or amenity fees

Probably not for

Buyers who need new construction with a builder warranty and modern systems
Anyone who wants a gated, amenitized HOA community with a pool and clubhouse
Buyers unwilling to verify a home's roof, systems, and any deed restrictions before making an offer

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 ($368K) IS the median in the snapshot above, and the move from 2025 ($315K) IS the +16.9% one-year change.

Windows contain 1 to 16 sales each (13 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

Up 16.9% year over year; up 636% since 2012.

Every sale since 2002 · price vs size

165 closed sales; green = recent. Size sets the floor, condition and lot set the rest.

Sold $ per sq ft · trailing 12 mo

Up from $35 in 2012 to a $251 peak in 2025; $206 now.

Median days on market · closed sales

4 days at the 2023 low; 31 now.

Sale price vs original ask · median

92.7% now vs Duval 97.8%.

Homes sold per 12-mo window

1 to 16 a year; 13 in the current window.

Indexed since 2012 · Tiger Hole vs Duval

Same realMLS record, indexed to 100 at 2012.

Sellers who gave up · failed listings per year

Canceled, expired, or withdrawn. 22 quit in 2008; 5 so far in 2026. The clearest stress gauge a community has.

Market Heat · 0 coldest, 100 hottest in the record

72 at the 2023 peak, 21 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.

$1,827/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

23% of homes for sale in ZIP 32216 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 (2026-08-01).

8.6A- score

Momentum intelligence

Momentum buy score

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

Interactive Map

Tiger Hole 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 contributors. 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 Tiger Hole. They are approximate and vary with traffic and your exact start point.

St. Johns Town CenterAbout 2 miles · approximate

Downtown Jacksonville15 to 20 min · approximate

Jacksonville International Airport (JAX)25 to 30 min · approximate

San Marco10 to 15 min · approximate

Jacksonville beaches25 to 35 min · approximate

University of North Florida10 to 15 min · approximate

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 Tiger with Momentum Realty’s local guides.

HCHickory Cove0.2 mi away · 45 homes, built 1940–23 PLPottsburg Landing0.2 mi away · median $407K, 3 sales/12 mo Secret Woods0.3 mi away · median $407K, 6 sales/12 mo WWoodlands0.3 mi away · 40 homes, built 2016–18 RGRichard Grant0.3 mi away · median $412K, 8 sales/12 mo BBridgestone0.3 mi away · median $317K, 4 sales/12 mo FFairmont0.4 mi away · 92 homes, built 1940–23

Browse all 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

Tiger Hole (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

Tiger Hole 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.

High

Terry Parker High School (Duval County Public Schools); verify by address

Middle

Southside Middle School (verify by address)

Elementary

Hogan-Spring Glen Elementary School (verify by address)

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

The takeaway

The story here is an established Southside resale market close to a major retail and dining hub, without a builder actively releasing new phases nearby.

The Strategy

The Tiger Hole buying strategy.

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

Pull the specific parcel's record with the Duval County Property Appraiser to confirm year built, square footage, and any recorded deed restrictions.

Confirm whether any voluntary neighborhood association or deed restrictions apply to the specific address before you rely on assumptions about the neighborhood.

Get a thorough inspection focused on roof age, plumbing, electrical, and HVAC, since these vary widely across a neighborhood built out over several decades.

Verify the zoned elementary, middle, and high schools by the home's address with Duval County Public Schools, since attendance zones change.

Get a bindable homeowners insurance quote for the exact home before you make an offer, given Florida's elevated insurance costs.

The Quick Decision

Best Buy

A structurally sound home with updatable systems on a good lot, priced to leave room for improvements.

Biggest Risk

Underestimating the cost of updating an older home, or assuming a deed restriction or association status that is not accurate for the specific parcel.

Best Lot

Prioritize a usable, well-positioned lot away from busier roads; verify any claimed features on the parcel.

Smart Timing

Resale driven. Inventory is thin and individual, so move when the right home condition and lot appear.

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

The Homes

Type

Established single-family resale (locally known as Tiger Hole-Secret Woods)

Era

Homes built across several decades, with some newer infill; verify year built by parcel

Construction

Predominantly single-story frame and block homes

Lots

Wooded, suburban lots off the Beach Boulevard and University Boulevard South corridor

Costs & Fees

HOA

No mandatory HOA fees identified; confirm any deed restrictions on the parcel

CDD

None identified; confirm on the parcel tax record

Property use

Primary residences

Amenities

Marketed

No dedicated community clubhouse or pool identified; nearby public parks

Status

Not an amenitized HOA community; verify any neighborhood association with the county

Location

Area

Southside, Jacksonville, Duval County

St. Johns Town Center

About 2 miles (approximate)

Downtown Jacksonville

About 15 to 20 min (approximate)

Tiger Hole Homes For Sale

What your money buys in Tiger Hole.

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 Tiger Hole today. The right home is the one matched to your budget and the renovation math, so seeing fitting listings early is the edge.

The Entry

At the entry tier you are generally looking at original-condition homes that have not been updated, where the value is in the lot and the improvement upside. Expect to budget for roof, systems, and cosmetic updates.

Lowest entry

The Core

In the core of the market you find updated single-story homes with refreshed kitchens, baths, and mechanicals on solid lots. This is the typical move-in resale in the neighborhood.

Most inventory

The Top

At the top are the larger, more fully renovated homes and any newer infill construction. Confirm the condition, square footage, and year built on the specific parcel.

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 ~$900K buys here.

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

The Entry

The Core

In the core of the market you find updated single-story homes with refreshed kitchens, baths, and mechanicals on solid lots. This is the typical move-in resale in the neighborhood.

The Top

At the top are the larger, more fully renovated homes and any newer infill construction. Confirm the condition, square footage, and year built on the specific parcel.

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 Tiger Hole, 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.

Renovated-listing inventory in Tiger Hole is too thin right now to compute a reliable renovation premium. We read condition home by home against real comps before you offer.

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.

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 Tiger Hole holds value.

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

Home conditionVaries by home

Roof and systems ageVerify age

Renovation upsideSolid on older homes

Lot and locationEstablished, convenient

Insurance cost exposureVerify by quote

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

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 Tiger Hole

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.

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.

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.

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.

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.

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.

“

The value here is not a builder price sheet, it is the individual home: its condition, its updates, and its lot.

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.

6.0C+ · Buy Score

Resale Strength5.8/10

Renovation Risk5.2/10

Location Efficiency6.8/10

Long-Term Defensibility5.6/10

Carrying Cost Advantage6.4/10

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 Tiger Hole 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

Lots are generally wooded and suburban, reflecting decades of gradual build-out.
The lot and the individual home's condition are the durable differentiators here.
Verify any claimed lot features or deed restrictions on the parcel.
Homes near busier stretches of the corridor tend to lag on resale.
Quieter interior lots away from Beach Boulevard tend to hold appeal.

In an established, built-out neighborhood the building is decades old for most homes, so the durable difference between two homes is the lot and its position relative to the busier corridor roads. Quieter, well-positioned lots tend to hold value better, while homes closer to heavier traffic corridors can lag on resale. Because this is a resale market without a standardized HOA, treat the lot and any deed restrictions as core parts of your value math alongside the home's condition, and confirm details on the parcel rather than assuming them from the area.

The 15-Second Verdict

Tiger Hole in 15 seconds.

Best forBuyers who want an established Southside Jacksonville home close to the St. Johns Town Center.

Biggest advantageNo mandatory HOA dues, with everyday convenience to shopping, dining, and area colleges.

Biggest riskOlder home costs (roof, systems) that vary widely across a neighborhood built out over decades.

Sweet spotA sound home with updatable systems on a good lot, priced with room to improve.

Avoid ifYou need new construction or a gated, amenitized HOA community with a pool and clubhouse.

HOA, CDD & Fees

15-Second Take

No mandatory HOA fee identified; confirm deed restrictions on the parcel.
No CDD was identified, but confirm it on the parcel tax record.
No dedicated clubhouse, pool, or gate was identified for the neighborhood.
Homes span several decades of construction; inspect roof and systems carefully.
Budget Florida homeowners insurance as a real cost; get a bindable quote.

No mandatory homeowners association fee was identified for Tiger Hole. Confirm whether any voluntary neighborhood association or recorded deed restrictions apply to the specific parcel before you rely on it.

With no mandatory HOA identified, there are generally no association dues or association-run amenities to budget for here. Confirm any voluntary dues or deed restrictions on the parcel before you buy.

There is no golf course or private country club in the neighborhood. Recreation nearby relies on public parks and the surrounding Southside area.

Run Your Numbers

Tools for a Tiger Hole 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 Tiger Hole.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 Tiger Hole

Thinking of selling a Tiger Hole home?

Selling an established Southside home takes a real strategy, not an automated estimate. We will show you the honest math against what is actually selling nearby.

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 Tiger Hole, condition and view decide your number

Because buyers here are weighing your home against renovated comps and cross-shopping Sans Souci, 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 Tiger Hole home worth?

Get a no-obligation home value based on real comparable sales in Tiger Hole 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 Tiger Hole on the map →

Real comps, not an automated estimate.

Median sale prices in Tiger Hole year by year since 2012, from closed MLS sales. A long track record beats a single estimate, showing what this community has really done through rate cycles rather than what a model predicts.

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.

Recent Developments in Tiger Hole

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

July 2026
Development
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 10 miles west of Tiger Hole, elsewhere in Duval County.
Source: Jacksonville Today
July 2026
Development
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 6 miles northwest of Tiger Hole, elsewhere in Duval County.
Source: News4Jax
June 2026
Development
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 18 miles west of Tiger Hole, elsewhere in Duval County.
Source: Jax Daily Record
June 2026
Infrastructure
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 18 miles southwest of Tiger Hole.
Source: Jax Daily Record
April 2026
Development
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 project is about 9 miles northeast of Tiger Hole, elsewhere in Duval County.
Source: JAXPORT
February 2026
Infrastructure
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 9 miles northeast of Tiger Hole.
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.

Frequently Asked Questions

Is Tiger Hole a new-construction community?

No. It is an established Southside Jacksonville neighborhood, sometimes marketed as Tiger Hole-Secret Woods. Homes here are resales spanning several decades of construction, with some newer infill, and each should be judged on its own.

What kind of homes are in Tiger Hole?

Predominantly single-story frame and block homes on wooded suburban lots. Condition ranges from original to fully renovated, so each home should be judged on its own.

Is there an HOA?

No mandatory homeowners association fee was identified for Tiger Hole. Confirm any voluntary association or recorded deed restrictions on the specific parcel before you rely on it.

Is there a CDD bond on the taxes?

No Community Development District was identified for this neighborhood. Confirm CDD status on the specific parcel's tax record with the Duval County Property Appraiser before you rely on it.

What amenities does the community have?

No dedicated community clubhouse, pool, or gate was identified. Residents rely on public parks and the surrounding Southside area, including the nearby St. Johns Town Center for shopping and dining.

What should I check before buying an older home here?

Focus on roof age, plumbing, electrical, and HVAC, since these vary widely across a neighborhood built out over several decades. Get a thorough inspection and budget for updates, as this is where resale value is won or lost.

How far is the St. Johns Town Center?

The St. Johns Town Center retail and dining district is about 2 miles away, an approximate distance. It is one of the neighborhood's main everyday conveniences.

Is Tiger Hole gated or age-restricted?

There is no verified information that the neighborhood is gated, and it is not marketed as age-restricted or 55 plus. It is an established, open residential neighborhood.

What schools serve the neighborhood?

It is in Duval County Public Schools, with Terry Parker High School in the wider area. The zoned elementary, middle, and high schools should be verified by the specific address, since attendance zones change.

How is the commute to downtown Jacksonville?

Tiger Hole sits in the Southside area, roughly 15 to 20 minutes from downtown Jacksonville depending on the exact location and traffic. Other drive times on this page are approximate estimates.

Are there colleges nearby?

Yes. The area is within reach of Florida State College at Jacksonville's Kent Campus, the University of North Florida, Jacksonville University, and Edward Waters University.

What is the biggest risk of buying here?

Underestimating the cost of updating an older home, since construction spans several decades and condition varies widely by parcel. A thorough inspection and address-specific insurance quote help manage that risk.

Why is the neighborhood sometimes called Tiger Hole-Secret Woods?

Local listing services and neighborhood guides often group Tiger Hole with the adjacent Secret Woods area under a combined name. Confirm the specific subdivision name on the parcel record.

Should I get my own agent to buy a resale here?

Yes. In a resale market an experienced agent helps you judge condition, updates, and lot against genuinely comparable sales and represents your interests in the negotiation.

How current is the market data on this page?

This page will fill in with live realMLS data as sales in the neighborhood accrue. Until then, treat market figures as thin, and always confirm price and condition against genuinely comparable homes before you make an offer.

Who is the best real estate agent for Tiger Hole?

The best agent for Tiger Hole is one who actively works Jacksonville and knows the community's pricing, HOA and CDD details, 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 Tiger Hole.

How do I find a top Jacksonville real estate agent who knows Tiger Hole?

Share a few details in the form on this page. Momentum Realty has 320+ agents and more than $3.5B in closed sales, and we'll connect you with one who knows Tiger Hole and the wider Jacksonville area.

Can Momentum Realty connect me with an agent for Tiger Hole?

Yes. Use the form on this page and we'll introduce you to a local specialist who can guide your Tiger Hole purchase or sale - no call center and no pressure.

The Verdict

Should you buy in Tiger Hole?

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

You want an established Southside Jacksonville home close to the St. Johns Town Center.Excellent fit

You are comfortable verifying condition, updates, and systems parcel by parcel on an older home.Excellent fit

You prefer a neighborhood without mandatory HOA dues or amenity fees.Excellent fit

You will do the homework on insurance and the age of roof and systems.Excellent fit

You need new construction with a builder warranty and modern systems.Probably not

You want a gated, amenitized HOA community with a pool and clubhouse.Probably not

You cannot budget for updates on an older home or absorb Florida insurance costs.Probably not

You need a large pool of identical new homes for easy price comparison.Probably not

Get the inside read on Tiger Hole

Whether you are buying a renovation project, comparing the lots and views, weighing the carrying costs, or selling your Tiger Hole home, tell us what you need. Every inquiry comes straight to us. We represent you, not the seller, and what your agent is paid is negotiable and set in a written buyer agreement up front. No obligation, no spam, no high-pressure follow-up.

You are all set.

A Momentum Realty Tiger Hole specialist will reach out personally, usually the same day.

Median sale price in Tiger Hole, Florida by year (2012 to 2026). Source: Momentum Realty.

Photography on this page is sourced from active and recently sold MLS listings in this community and remains the property of the listing brokerage and/or photographer. Source: Data provided by realMLS.

Thinking of selling in Tiger Hole? 13 recorded closings; median 49 days on market (window ending 2026-09-13). See the Duval County sell-now-or-wait data, what made 201,552 Florida listings fail in the last 12 months, or compare a cash offer vs. listing. Compiled from MLS records; deemed reliable but not guaranteed.

Community market stats	realMLS closed sales, 12-month windows ending August 5, 2026
Housing stock & ownership	Florida DOR 2025 assessment roll (street-list match (17 streets, ZIP 32216))
Under-contract shares	realMLS records, as of 2026-08-01
Schools	2025-26 district assignments + FLDOE school grades; verify with the district
Historical depth	Closed-sale records back to 2002 (165 transactions analyzed)

TigerHole Homes for Sale in Jacksonville, FL

Tiger Hole right now

Nearby homes for sale

The 60-Second Overview

The market around Tiger Hole

Who Tiger Hole is best for.

Best for

Probably not for

Price History: What Homes Here Have Actually Sold For

The real cost & risk here

Tiger Hole on the map.

How far is everything?

Nearby Communities

Schools

Terry Parker High School (Duval County Public Schools); verify by address

Southside Middle School (verify by address)

Hogan-Spring Glen Elementary School (verify by address)

The Tiger Hole buying strategy.

The full read, only if you want it.

The Homes

Costs & Fees

Amenities

Location

What your money buys in Tiger Hole.

What ~$900K buys here.

Renovation & Resale Intelligence

The renovation premium.

The lot premium.

How well Tiger Hole holds value.

5 Mistakes Buyers Make in Tiger Hole

Calling the listing agent

Misjudging the renovation math

Overpaying for an interior lot

Underbudgeting the carrying costs

Skipping the systems check

Momentum Buy Score.

Why our read on Tiger Hole is different.

Which Lots & Views Hold Value Best

Tiger Hole in 15 seconds.

HOA, CDD & Fees

Tools for a Tiger Hole buy.

Thinking of selling a Tiger Hole home?

In Tiger Hole, condition and view decide your number

What is your Tiger Hole home worth?

The real cost & risk here

Recent Developments in Tiger Hole

JWB secures funding for 108 affordable housing units in Jacksonville

Culinary Institute of America selects Jacksonville for Southeast campus

Hillwood contracts with the City of Jacksonville for 192 acres at AllianceFlorida at Cecil Commerce Center

First Coast Expressway advances as an economic-development corridor across Clay and St. Johns

Southeast Toyota opens $170M vehicle-processing facility at JAXPORT's Blount Island, adding 400-plus jobs

JAXPORT details $250M Blount Island modernization and record cargo in 2026 State of the Ports

Frequently Asked Questions

Should you buy in Tiger Hole?

Get the inside read on Tiger Hole

You are all set.

Data sources & freshness

You just read the data. Now see what your home is worth.

Tiger
Hole Homes for Sale in Jacksonville, FL