Tuscan Oaks
Homes for Sale in Jacksonville, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of KELLER WILLIAMS ST JOHNS · via realMLS
Tuscan Oaks is a small slice of the Jacksonville market by any measure: current MLS data shows just 2 active listings and 2 closings in the most recent window. With a sample that thin, treat any single price point as noise rather than a trend — the more reliable signal here is posture. At 12.0 months of supply, the community sits squarely in buyer-leaning territory, meaning listed inventory is taking longer to move than a balanced market would allow.
For a seller, that supply figure is the headline: at the current pace of closings, existing inventory would take roughly 12 months to clear, which argues for conservative pricing and a willingness to negotiate on terms as well as price. For a buyer, the same numbers cut the other way — with only 2 active listings to choose from, there simply is not much to compare against, so patience and a ready-to-move, pre-qualified posture matter more than trying to time a market that doesn't have the volume to read week to week.
Figures in this note are as of July 15, 2026. The live market numbers elsewhere on this page update nightly and are newer.
The 60-Second Overview
Tuscan Oaks in Jacksonville (Duval County) is a low-volume pocket of the market — 2 active listings and 2 closings in the current window — trading in buyer-leaning conditions with 12.0 months of supply on the books.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
The setting & the homes.
Aerial and on-site photos of Tuscan Oaks. Swipe to explore the community.
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Tuscan OaksPhotos from realMLS listings in Tuscan Oaks; content deemed reliable but not guaranteed.
Who Tuscan Oaks is best for.
Best for
- Buyers with flexible timelines who can wait for the right listing to surface
- Buyers who value negotiating leverage over having many homes to compare
- Buyers willing to confirm amenities and property details directly rather than assume them
Probably not for
- Buyers who need a wide selection of active listings to compare before deciding
- Buyers on a tight closing deadline who cannot afford to wait out a slow-moving market
- Buyers assuming community amenities are included without verifying first
The market around Tuscan Oaks
Tuscan Oaks is too small for its own price trend, so here is the market around it.
In ZIP 32223, 120 homes are on the market and 37% are under contract — a fast-moving corner of Jacksonville.
Across Duval County, 4,391 homes are active and 1,538 pending (26% under contract).
ZIP and county figures describe the wider market, not Tuscan Oaks specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in Tuscan Oaks, Jacksonville
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Source: Data provided by realMLS. Deemed reliable but not guaranteed.
Schools
- Duval County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Mandarin High School (Duval County Public Schools, verify by address)FLDOE grade A · High
- Mandarin Middle School (verify by address)FLDOE grade A · Middle
- Loretto Elementary School (verify by address)FLDOE grade A · Elementary
Grades are official Florida Department of Education school grades for 2025-26. Assignments are reported as of the 2025-26 year and can change; always confirm with Duval County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Tuscan Oaks address.
The Tuscan Oaks buying strategy.
If we were buying in Tuscan Oaks today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Tuscan Oaks.
A market too thin to rush
Current MLS listings for Tuscan Oaks do not identify any community amenities. That does not mean there are none, but it does mean a buyer should confirm directly with the listing agent rather than assume a clubhouse, pool, or other shared facility comes with the address — do not shop this community on assumed amenities.
On the numbers that are available, the picture is consistent: 2 active listings, 2 closings in the current window, and 12.0 months of supply, which is the mathematical definition of a buyer-leaning market. That combination means low competition among buyers for what is listed, but also very little to choose from at any given moment — the tradeoff is negotiating leverage in exchange for selection.
The location and the amenities are priced into every listing in Tuscan Oaks. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a pocket this thin — 2 active listings and 2 closings in the window — there is no substitute for an agent who is tracking those specific properties directly rather than relying on aggregated averages, and who will verify amenities and condition in person instead of taking MLS shorthand at face value. That kind of hands-on read is what turns a 12.0-months-of-supply market into a negotiating advantage instead of a guessing game.
Tuscan Oaks in 15 seconds.
Tools for a Tuscan Oaks buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Tuscan Oaks sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Tuscan Oaks, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Tuscan Oaks home worth?
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Recent Developments in Tuscan Oaks
Development, infrastructure, retail, and school activity affecting Tuscan Oaks, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- October 2026Schools
Loretto Elementary breaks ground on $12.3 million classroom addition
The addition will replace 13 portable classrooms and two aging pod buildings with 15 classrooms, a music room and a teacher planning room, and will expand the parent drop-off loop. The school enrolls 875 students for 2026-27. Funding comes from the voter-approved half-cent sales tax, with opening expected in 2028.
What it may mean for the marketExpanded permanent capacity and a longer drop-off loop affect school-area traffic and classroom availability in the Mandarin area. The project is about 5 miles north of Tuscan Oaks, elsewhere in Duval County.
Source: Hoodline - September 2026Infrastructure
County Road 220 widening and Little Black Creek bridge replacement open to traffic in Clay County
The project finished ahead of schedule, with a new four-lane bridge over Little Black Creek replacing a 1947 structure. Phase 1 began in December 2024 with intersection improvements at Rideout Ferry Road, and Phase 2 began in January 2025. Officials say it should ease traffic along the corridor.
What it may mean for the marketA four-lane CR 220 corridor improves commute capacity for Fleming Island and Middleburg area drivers. The site is about 9 miles southwest of Tuscan Oaks.
Source: News4JAX - September 2026Development
UF Health Durbin Park 99-bed hospital opens in northern St. Johns County; Baptist Silverleaf adds emergency department
UF Health Durbin Park, a 99-bed hospital with a 24-hour emergency department on 42.5 acres, held its ribbon-cutting and opens the following week. Baptist Health's Silverleaf campus, about 10 miles south, is adding an emergency department, and AdventHealth and Acadia Health have also opened facilities near I-95. The county's population has grown more than 25% since 2020.
What it may mean for the marketNew hospital and emergency capacity shortens drive times to emergency care and adds healthcare jobs in northern St. Johns County. The site is about 8 miles east of Tuscan Oaks.
Source: Jacksonville Today - June 2026Infrastructure
First Coast Expressway advances as an economic-development corridor across Clay and St. Johns
The First Coast Expressway (State Road 23), a tolled beltway looping around the west and south of the Jacksonville metro, continued to open land for development along its corridor, with the final St. Johns County phase from Interstate 95 to east of County Road 2209 in progress. FDOT held a St. Johns County open house on the final phase in January 2026.
What it may mean for the marketNew limited-access highway capacity shortens commutes and opens adjacent land, changes that have historically shaped where new communities and demand concentrate. The site is about 9 miles southwest of Tuscan Oaks.
Source: Jax Daily Record - May 2026Retail & Dining
Grocery-anchored retail center proposed in Durbin Park
A grocery-anchored retail center was proposed at Durbin Park, the large mixed-use development near Interstate 95 and County Road 210 in northern St. Johns County, adding to the district's existing stores, restaurants, and Walmart-anchored core.
What it may mean for the marketAdded grocery and retail at Durbin Park deepens everyday conveniences in northern St. Johns County, an amenity factor that can support demand for surrounding communities. The site is about 9 miles southeast of Tuscan Oaks.
Source: Jax Daily Record - February 2026Retail & Dining
Durbin Park Walmart plans an expansion
The Walmart anchoring Durbin Park filed plans to expand in early 2026, reinforcing the retail core of the Interstate 95 and County Road 210 district in northern St. Johns County.
What it may mean for the marketInvestment in Durbin Park's retail anchor signals continued commercial strength in northern St. Johns County, which can reinforce the appeal of nearby residential areas. The site is about 9 miles southeast of Tuscan Oaks.
Source: Jax Daily Record
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
Frequently Asked Questions
How many homes are in Tuscan Oaks?
What share of Tuscan Oaks is owner-occupied?
When were the homes in Tuscan Oaks built?
What schools serve Tuscan Oaks?
Who is the best real estate agent for Tuscan Oaks?
How do I find a top Jacksonville real estate agent who knows Tuscan Oaks?
Can Momentum Realty connect me with an agent for Tuscan Oaks?
Should you buy in Tuscan Oaks?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Tuscan Oaks with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: October 21, 2026) |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (1 streets, ZIP 32223)) |
| Under-contract shares | realMLS records, as of 2026-10-20 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2007 (38 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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