Tuscony
Homes for Sale in Jacksonville, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of VERTICAL REALTY · via realMLS
Tuscony is a small pocket in Jacksonville's Duval County, and the honest starting point is that we are working from a limited snapshot as of mid-2026. Without a current median or inventory count in hand, the responsible read is that price here is driven far more by the individual home — its condition, updates, and lot — than by any neighborhood-wide number you can lean on.
For a buyer, that means underwriting each listing on its own merits rather than assuming a going rate. For a seller, it means the comps you point to have to be genuinely comparable, because a thin, condition-driven market rewards accurate pricing and punishes wishful pricing.
The setting & the homes.
Aerial and on-site photos of Tuscony. Swipe to explore the community.
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Tuscony
Tuscony
TusconyPhotos from realMLS listings in Tuscony; content deemed reliable but not guaranteed.
Who Tuscony is best for.
Best for
- Buyers prioritizing a Jacksonville/Duval location who can judge a home on its own condition
- Owner-occupants planning to hold, who care more about the specific house than a neighborhood price trend
- Buyers comfortable doing homework on comparable sales before making an offer
Probably not for
- Buyers who want a posted price range and predictable, subdivision-wide pricing
- Investors seeking a deep, liquid inventory to move in and out of quickly
- Buyers who need a large master-planned community with resort-style shared amenities
The market around Tuscony
Tuscony is a small community — 6 recorded sales on file, most recently in 2022 — too few for its own price trend. Here is the market around it.
In ZIP 32277, 72 homes are on the market and 24% are under contract — a steady corner of Jacksonville.
Across Duval County, 2,814 homes are active and 1,188 pending (30% under contract).
The housing mix here is 89% townhouse, 11% single family residence.
ZIP and county figures describe the wider market, not Tuscony specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Tuscony
Live MLS inventory for Tuscony. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending Tuscony listings as of 2026-07-14, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
The Tuscony buying strategy.
If we were buying in Tuscony 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 Tuscony.
A house-by-house market
With only a community outline to work from, the practical takeaway is that Tuscony does not behave like a large, homogeneous subdivision where one floor plan sets the tone. Expect value to hinge on the specifics in front of you — how the home has been maintained, what has been updated, and how the lot sits.
Because it is inside Jacksonville and Duval County, you inherit the access and services of the wider metro, so weigh the commute, the route to daily errands, and proximity to whatever anchors your week. Those location factors will do more for your long-term satisfaction than any single line item on a spec sheet.
The location and the amenities are priced into every listing in Tuscony. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a small, thinly documented pocket like Tuscony, the value we add is disciplined, comp-by-comp analysis instead of guesswork. We will walk each home on its own condition and location, tell you plainly when a listing is priced ahead of what it can support, and steer you elsewhere in Duval if the fit is not there.
Tuscony in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA — confirm current dues
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a Tuscony 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 Tuscony sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Tuscony, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Tuscony home worth?
Get a no-obligation home value based on real comparable sales in Tuscony, 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 Tuscony on the map →
Should you buy in Tuscony?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: July 14, 2026) |
| Under-contract shares | realMLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2005 (8 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of realMLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the realMLS member average and 8 days faster, and we’ll price yours against live your area comps.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Duval County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Duval County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.