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Tree Top
Estates Homes for Sale in Jacksonville, FL

Established Westside resale market · Jacksonville · ZIP 32244

An established, tree-lined resale neighborhood on Jacksonville's Westside, offering smaller-footprint single-family homes near the Cecil Commerce Center job corridor.

Established resaleWestside Jacksonville, Duval CountySingle-family homes
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 Tree Top Estates

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

Live · Tree Top Estates Housing Pulse realMLS + public records Analysis by Momentum Realty · $3.5B+ sold · 8,500+ transactions · Top 1% in Florida (RealTrends)
Price
$249K ▼
Median sold · 12 mo
down 0.4% vs the prior 12 months
-0.4% ▼
1-yr price change
n = 6 and 12 sales in the two windows
$177/sf
Sold $/sqft · 12 mo
peak $180 in 2023
95.2%
Sale vs ask
+333%
T12M median vs 2012
from a $58K median in 2012
Tempo
61days
Median DOM · closed
12 days at the 2022 low
6
Sold · last 12 mo
10-yr average: about 16 a year
Ownership and context
66%
Owner-occupied · Tree Top Estates
415 of 632 parcels homesteaded (FL DOR 2025)
34%
Non-owner-occupied · Tree Top Estates
incl. 11% trust or LLC-held · 11% out-of-state
0%
Cash buyers · Tree Top Estates
0 of 3 sales, 12 mo ending July 2025
629
Homes in the community
plus 3 vacant residential lots · 632 residential parcels (FL DOR 2025)
Track record · 25 years of records
Est. 1929
Community established
homes built 1929-2023, median 1986 (FL DOR 2025)
1
Failed listings · 2026
peaked at 22 in 2008
1,486sqft
Median sold home size
12-mo windows, closed sales
1.0%/yr
Turnover rate
about 6 of 629 homes trade a year
Built fromLive realMLS data14 years of closingsLocal renovation analysisUpdated twice daily
Jon Brooks, founder of Momentum Realty
Jon's Current Read

"Tree Top Estates is a resale play on an established Westside Jacksonville neighborhood, not a builder market. The name and the mature, tree-lined lots suggest an older plat, though the exact build era is not confirmed in public sources, so pull the parcel record before you underwrite a home's age or systems. The location thesis is the Westside job corridor, Cecil Commerce Center's continued industrial and logistics growth sits a short drive away, which supports steady owner-occupant and commuter demand. Treat every home as its own case: condition, updates, and lot decide value here, not a shared amenity package, since none was identified."

Jon Brooks, founder, Momentum Realty · Updated June 2026

Tree Top Estates Housing Pulse · Momentum Research · as of August 1, 2026

Tree Top Estates right now

🟡 Off the recent peak. The trailing-12-month median ($249K) is down 0.4% from the prior 12 months ($250K) and up 333% 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 1. Confidence: Medium (6 and 12 sales in the two windows).

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

Updated August 1, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness

The 60-Second Overview

Tree Top Estates is an established, mostly single-family resale neighborhood on Jacksonville's Westside, in Duval County. Available listing data points to homes generally in the 1,200 to 2,100 square foot range. The exact development era was not confirmed from public sources; buyers should verify year built and construction details on the specific parcel with the Duval County Property Appraiser.

The neighborhood's streets, including Tree Top Circle and nearby Fedor Drive, sit off the Firestone Road corridor near Westside High School. No mandatory homeowners association or community amenity package, such as a pool or clubhouse, was identified in available sources; confirm any voluntary association or deed restrictions on the specific parcel before you rely on it.

The bigger picture is location. Tree Top Estates sits within a short drive of the Cecil Commerce Center, the redeveloped former Cecil Field Naval Air Station that anchors ongoing industrial, logistics, and aviation-related job growth on the Westside. That proximity supports steady demand from owner-occupants and commuters, while the resale nature of the housing stock means value here turns on the condition and updates of the individual home rather than a builder price sheet.

Quick Match

Who Tree Top Estates is best for.

Best for

  • Buyers who want an established, tree-lined resale home on the Westside at a modest price point
  • Buyers who commute to the Cecil Commerce Center corridor or other Westside employers
  • Buyers comfortable verifying an older home's age, systems, and condition rather than buying new

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 build year, systems age, and any deed restrictions on the specific parcel

Price History: What Homes Here Have Actually Sold For

Median sale price over the trailing 12 months ending August 1 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($249K) IS the median in the snapshot above, and the move from 2025 ($250K) IS the -0.4% one-year change.

Windows contain 6 to 30 sales each (6 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$300K20122014201620182020202220242026
Down 0.4% year over year; up 333% since 2012.
Every sale since 2001 · price vs size
$0$100K$200K$300K1k2k2k
398 closed sales; green = recent. Size sets the floor, condition and lot set the rest.
Sold $ per sq ft · trailing 12 mo
$50$100$15020122014201620182020202220242026
Up from $47 in 2012 to a $180 peak in 2023; $177 now.
Median days on market · closed sales
20406020122014201620182020202220242026
12 days at the 2022 low; 61 now.
Sale price vs original ask · median
90%95%100%20122014201620182020202220242026
95.2% now.
Homes sold per 12-mo window
010203020122014201620182020202220242026
6 to 30 a year; 6 in the current window.
Sellers who gave up · failed listings per year
010202004200820122016202020242026
Canceled, expired, or withdrawn. 22 quit in 2008; 1 so far in 2026. The clearest stress gauge a community has.
Market Heat · 0 coldest, 100 hottest in the record
20406080seller-leaningbuyer-leaning2014201620182020202220242026
80 at the 2022 peak, 23 in the troughs, 23 now. Same score as the hero card, full history.
How much local inventory is already under contract

36% of homes for sale in ZIP 32244 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).

8.6A- score
Momentum intelligence
Momentum buy score

Our proprietary read on how a home in Tree Top Estates buys, holds, and resells. See the five factors.

Interactive Map

Tree Top Estates 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 Tree Top Estates. They are approximate and vary with traffic and your exact start point.

Cecil Commerce Center10 to 15 min · approximate
Downtown Jacksonville20 to 25 min · approximate
Orange Park15 to 20 min · approximate
Jacksonville International Airport (JAX)35 to 45 min · approximate; not a short drive
Naval Air Station Jacksonville20 to 25 min · approximate
Jacksonville beaches45 to 55 min · approximate; not a short drive

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 Tree TopEstates Homes for Sale in Jacksonville, FL with Momentum Realty’s local guides.

Sandler LakesSandler LakesJacksonville, FL · 0.4 miJacksonville HeightsJacksonville HeightsJacksonville, FL · 0.5 miOak HillOak HillJacksonville, FL · 0.8 miAshers LandingAshers LandingJacksonville, FL · 0.8 miEHEnchantedPark Homes for Sale in Jacksonville, FLJacksonville, FL · 0.8 miGentle WoodsGentle WoodsJacksonville, FL · 1.3 miEEEnglish Estates Homes for Sale in Jacksonville, FLJacksonville, FL · 1.4 miWHWillowTrees Homes for Sale in Jacksonville, FLJacksonville, FL · 1.4 miSt James PlaceSt James PlaceJacksonville, FL · 1.5 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
Tree Top Estates (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

Tree Top Estates 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

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

Middle

Your address-zoned middle school (Duval County Public Schools); verify by address

Elementary

Sadie T. Tillis Elementary School or your address-zoned elementary (verify by address)

Buying with schools in mind? We can confirm the exact zoned schools for any Tree Top Estates address.

The takeaway

The story here is a settled Westside resale market next to a working job corridor. Tree Top Estates is built out, so there is no new-construction competition inside the neighborhood, and its value leans on proximity to Westside employment rather than any shared amenity package.

The Strategy

The Tree Top Estates buying strategy.

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

1

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

2

Get a thorough inspection focused on roof age, plumbing, electrical, and HVAC, since these are not confirmed from public sources and can vary across an established neighborhood.

3

Get a bindable homeowners insurance quote for the specific address, since roof age and condition drive both eligibility and cost on an older home.

4

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

5

Compare the home's condition and price against genuinely comparable recent resales in the immediate area before you make an offer.

The Quick Decision
Best Buy
A structurally sound home with updated or updatable systems on a good, tree-shaded lot, priced to reflect its true condition.
Biggest Risk
Underestimating the cost of an unverified roof or major system, or overlooking insurance eligibility on an older home.
Best Lot
Prioritize a well-positioned, tree-shaded lot away from busier roads; verify size and boundaries on the parcel.
Smart Timing
Resale-driven. Inventory is thin and individual, so move when the right home condition and price 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

Era

Not confirmed from available sources; verify build year on the county parcel record

Size range

About 1,200 to 2,100 sq ft, based on available listing data

Lots

Wooded, tree-lined lots typical of the Westside; verify on the specific parcel

Costs & Fees

HOA

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

CDD

None identified; confirm on the parcel tax record

Property use

Primary residences

Amenities

Marketed

None identified; no community pool or clubhouse found

Status

Recreation is through public parks nearby; verify hours with JaxParks

Location

Area

Westside Jacksonville, Duval County

Downtown Jacksonville

About 20 to 25 min (approximate)

Cecil Commerce Center

About 10 to 15 min (approximate)

Tree Top Estates Homes For Sale

What your money buys in Tree Top Estates.

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 Tree Top Estates 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 smaller, original-condition homes near the lower end of the size range, where the value is in the price point and any renovation upside. Budget for roof and systems updates.

Lowest entry
The Core

In the core of the market you find mid-size single-family homes with some updates, typically toward the middle of the neighborhood's size range. This is the typical move-in resale here.

Most inventory
The Top

At the top are the larger, more fully updated homes toward the upper end of the neighborhood's size range, often on better-positioned or more heavily wooded lots. Confirm condition and square footage 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
At the entry tier you are generally looking at smaller, original-condition homes near the lower end of the size range, where the value is in the price point and any renovation upside. Budget for roof and systems updates.
The Core
In the core of the market you find mid-size single-family homes with some updates, typically toward the middle of the neighborhood's size range. This is the typical move-in resale here.
The Top
At the top are the larger, more fully updated homes toward the upper end of the neighborhood's size range, often on better-positioned or more heavily wooded lots. Confirm condition and square footage 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 Tree Top Estates, 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 Tree Top Estates 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.

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 Tree Top Estates holds value.

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

Home conditionVaries by home
Roof and systems ageUnconfirmed; verify
Renovation upsidePresent on original-condition homes
Lot and tree coverEstablished, wooded
Insurance eligibilityVerify by parcel

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 Tree Top Estates

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.

1

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.

2

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.

3

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.

4

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.

5

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 systems, 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.

6.2C+ · Buy Score
Resale Strength6.0/10
Renovation Risk5.5/10
Location Efficiency6.6/10
Long-Term Defensibility6.0/10
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 Tree Top Estates 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 tree-shaded; condition of the home varies by parcel.
  • The lot and the home's condition are the durable differentiators in this resale market.
  • Interior, tree-shaded lots away from busier roads tend to hold appeal.
  • Verify lot size and boundaries on the parcel record.
  • Check roof age and get a bindable insurance quote before you commit.

In an established, built-out neighborhood the homes are not new for anyone, so the durable difference between two properties is the individual home's condition and its lot. Well-positioned, tree-shaded lots away from busier roads tend to hold appeal best, while the age and condition of the roof, plumbing, electrical, and HVAC are not confirmed in public sources and should be verified home by home. Treat a thorough inspection and an address-specific insurance quote as core parts of your value math here, not just a purchase-price consideration.

The 15-Second Verdict

Tree Top Estates in 15 seconds.

Best forBuyers who want an established, tree-lined Westside home near the Cecil Commerce Center job corridor.
Biggest advantageA settled, built-out Westside location at a modest price point with no competing new-construction supply.
Biggest riskUnverified age of roof and systems on an older home, and address-specific insurance eligibility.
Sweet spotA sound, updated home on a good tree-shaded lot, priced to reflect its true condition.
Avoid ifYou need new construction, modern systems, or a gated, amenitized HOA community.

HOA, CDD & Fees

15-Second Take
  • No mandatory HOA identified; confirm deed restrictions on the parcel.
  • No CDD was identified, but confirm it on the parcel tax record.
  • No community pool or clubhouse was identified; recreation is via public parks nearby.
  • Roof and systems age are unconfirmed; inspect carefully before you buy.
  • Get a bindable homeowners insurance quote for the specific address.

No mandatory homeowners association was identified for Tree Top Estates in available sources. Confirm whether any voluntary neighborhood association or recorded deed restrictions apply to the specific parcel before you buy.

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.

There is no golf course or private country club in the neighborhood, and no community amenity package such as a pool or clubhouse was identified.

Run Your Numbers

Tools for a Tree Top Estates 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 Tree Top Estates.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 Tree Top Estates

Thinking of selling a Tree Top Estates home?

Selling an established Westside home takes a real strategy, not an automated estimate. We will show you the honest math on how condition, updates, and lot position your home 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 Tree Top Estates, condition and view decide your number

Because buyers here are weighing your home against renovated comps and cross-shopping Westland Station, 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 Tree Top Estates home worth?

Get a no-obligation home value based on real comparable sales in Tree Top Estates 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 Tree Top Estates on the map →

Real comps, not an automated estimate.

Median sale prices in Tree Top Estates 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.

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.

Recent Developments in Tree Top Estates

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

  1. 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 site is about 1 mile east of Tree Top Estates.

    Source: Jacksonville Today
  2. 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 10 miles northeast of Tree Top Estates, elsewhere in Duval County.

    Source: News4Jax
  3. 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 site is about 6 miles west of Tree Top Estates.

    Source: Jax Daily Record
  4. 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 14 miles south of Tree Top Estates.

    Source: Jax Daily Record
  5. 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 19 miles northeast of Tree Top Estates, elsewhere in Duval County.

    Source: JAXPORT
  6. April 2026
    Development

    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 site is about 6 miles west of Tree Top Estates.

    Source: Jax Daily Record

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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 Tree Top Estates a new-construction community?
No. It is an established Westside Jacksonville neighborhood of resale, single-family homes. The exact development era was not confirmed from public sources; verify build year on the county parcel record.
What kind of homes are in Tree Top Estates?
Based on available listing data, homes generally run from about 1,200 to 2,100 square feet. Condition ranges by home, so each property should be judged and inspected on its own.
Is there an HOA?
No mandatory homeowners association was identified for Tree Top Estates in available sources. Confirm any voluntary association or recorded deed restrictions on the specific parcel before you buy.
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 community pool, clubhouse, or other shared amenity package was identified in available sources. Recreation nearby is through public parks; confirm hours and access with the City of Jacksonville.
What should I check before buying a home here?
Focus on roof age, plumbing, electrical, and HVAC, since the exact build era and systems age are not confirmed from public sources. Get a thorough inspection and budget for updates.
What schools serve the neighborhood?
It is in Duval County Public Schools, with Westside High School serving the area at the high-school level. The zoned elementary and middle schools should be verified by the specific address, since attendance zones change.
How is the commute to Westside employers?
The neighborhood sits within an approximate 10 to 15 minute drive of the Cecil Commerce Center, the redeveloped former Cecil Field Naval Air Station and a hub for industrial, logistics, and aviation-related jobs. Other drive times on this page are approximate estimates.
How far is downtown Jacksonville?
Downtown Jacksonville is roughly a 20 to 25 minute approximate drive. Jacksonville International Airport and the beaches are considerably farther, at roughly 35 to 45 minutes and 45 to 55 minutes respectively.
Is Tree Top Estates 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 is the biggest risk of buying here?
Unverified age or condition of a home's roof and major systems, since the exact development era is not confirmed in public sources. A thorough inspection and an address-specific insurance quote manage that risk.
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 Tree Top Estates?
The best agent for Tree Top Estates 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 Tree Top Estates.
How do I find a top Jacksonville real estate agent who knows Tree Top Estates?
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 Tree Top Estates and the wider Jacksonville area.
Can Momentum Realty connect me with an agent for Tree Top Estates?
Yes. Use the form on this page and we'll introduce you to a local specialist who can guide your Tree Top Estates purchase or sale - no call center and no pressure.
The Verdict

Should you buy in Tree Top Estates?

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

You want an established, tree-lined Westside home at a modest price point.Excellent fit
You commute to the Cecil Commerce Center corridor or other Westside employers.Excellent fit
You are comfortable verifying an older home's age, systems, and condition before you buy.Excellent fit
You do not need a shared amenity package such as a pool or clubhouse.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 inspection findings or updates on an older home.Probably not
You need a large pool of identical new homes for easy price comparison.Probably not

Get the inside read on Tree Top Estates

Whether you are buying a renovation project, comparing the lots and views, weighing the carrying costs, or selling your Tree Top Estates 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.

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.

We respond personally, usually the same day.

You are all set.

A Momentum Realty Tree Top Estates specialist will reach out personally, usually the same day.

Median sale price in Tree Top Estates, 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.

Zoom out before you decide: see the Duval County market guide or every community in the Neighborhood Finder.

Data sources & freshness

Community market statsrealMLS closed sales, 12-month windows ending August 1, 2026
Housing stock & ownershipFlorida DOR 2025 assessment roll (street-list match (14 streets, ZIP 32204/32210/32224/32244/32299))
Under-contract sharesrealMLS records, as of 2026-07-18
Schools2025-26 district assignments + FLDOE school grades; verify with the district
Historical depthClosed-sale records back to 2001 (398 transactions analyzed)

Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.

Momentum Research figures are our own analysis of realMLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.

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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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