Villas at
Cross Creek Homes for Sale in Jacksonville, FL

Established Southside resale market · Jacksonville · ZIP 32225

An established, single-story resale community off Mastin Cove Road in the Southside/East Arlington area of Jacksonville, built through the early to mid 1990s with a compact footprint that keeps the entry point modest for Duval County buyers.

Established resaleSouthside, JacksonvilleSingle-story homes

Live Market Pulse

50/100
Momentum

Buyer-Leaning Market (limited data)

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

Free · No obligation

Unlock Off-Market Villas at Cross Creek

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

Live · Villas At Cross Crk Housing Pulse realMLS + public records Analysis by Momentum Realty · $3.5B+ sold · 8,500+ transactions · Top 1% in Florida (RealTrends)

Price

$338K ▼

Median sold · 12 mo

down 5.5% vs the prior 12 months

-5.5% ▼

1-yr price change

n = 8 and 6 sales in the two windows

$259/sf

Sold $/sqft · 12 mo

peak $259 in 2026

96.4%

Sale vs ask

+310%

T12M median vs 2012

from a $82K median in 2012

Tempo

47days

Median DOM · closed

12 days at the 2024 low

Sold · last 12 mo

10-yr average: about 15 a year

Ownership and context

59%

Owner-occupied · Villas At Cross Crk

177 of 302 parcels homesteaded (FL DOR 2025)

41%

Non-owner-occupied · Villas At Cross Crk

incl. 15% trust or LLC-held · 21% out-of-state

23%

Cash buyers · Villas At Cross Crk

3 of 13 sales, 12 mo ending July 2024

302

Homes in the community

302 residential parcels (FL DOR 2025)

Track record · 25 years of records

Est. 1990

Community established

homes built 1990-1996, median 1993 (FL DOR 2025)

Failed listings · 2026

peaked at 27 in 2008

1,273sqft

Median sold home size

12-mo windows, closed sales

2.6%/yr

Turnover rate

about 8 of 302 homes trade a year

Built fromLive realMLS data14 years of closingsLocal renovation analysisUpdated twice daily

Jon's Current Read

"Villas at Cross Creek is a small-footprint resale play in Southside/East Arlington, built out in the early to mid 1990s. The homes are compact single-story units, which is exactly why they hold appeal as an attainable entry point in Duval County. There is no confirmed clubhouse or pool here, so the pitch is the home and the location, not amenities. Confirm the current HOA dues and any deed obligations with the association before writing an offer, and treat roof and system age (homes are now roughly three decades old) as the main underwriting question."

Jon Brooks, founder, Momentum Realty · Updated June 2026

Villas At Cross Crk Housing Pulse · Momentum Research · as of July 11, 2026

Villas At Cross Crk right now

🟡 Off the recent peak. The trailing-12-month median ($338K) is down 5.5% from the prior 12 months ($357K) and up 310% 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 July 11. Confidence: Medium (8 and 6 sales in the two windows).

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

Updated July 11, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness

The 60-Second Overview

Villas at Cross Creek is an established, single-story single-family community in the Southside/East Arlington area of Jacksonville, in Duval County, built roughly between 1990 and 1996. The community sits northeast of Sutton Lakes and southwest of Fort Caroline Shores, with homes along streets including Mastin Cove Road. The homeowners association, Villas at Cross Creek Owners Association, Inc., was incorporated in 1992 and governs the community today.

Homes here run compact, roughly 1,084 to 1,546 square feet, generally 3 to 4 bedrooms with 2 baths, which puts the community at a smaller footprint than many resale neighborhoods nearby. Because these are resale homes rather than new construction, each one trades on its own condition, updates, and lot rather than a builder price sheet. No association-run recreational amenities such as a pool or clubhouse were confirmed in research; verify directly with the association or its management company before assuming any are available.

The bigger picture is location and cost. The community sits in Jacksonville's Southside/East Arlington area, within reach of Duval County's broader job centers, and its smaller home sizes tend to keep the entry price point more modest than larger resale product nearby. Homes are now roughly three decades old, so roof and system age is the main thing to verify on any specific address, alongside the current HOA dues and any deed restrictions.

Quick Match

Who Villas at Cross Creek is best for.

Best for

Buyers who want a smaller-footprint, single-story resale home at a more modest entry point in Duval County
Buyers comfortable verifying roof and system age on a home now roughly three decades old
Buyers who value an established, built-out HOA community over a new-construction release

Probably not for

Buyers who need new construction with a builder warranty and modern systems
Anyone who wants a confirmed clubhouse, pool, or other resort-style HOA amenity
Buyers who need a larger floor plan beyond roughly 1,546 square feet

Price History: What Homes Here Have Actually Sold For

Median sale price over the trailing 12 months ending July 11 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($338K) IS the median in the snapshot above, and the move from 2025 ($357K) IS the -5.5% one-year change.

Windows contain 6 to 23 sales each (8 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

Down 5.5% year over year; up 310% since 2012.

Every sale since 2001 · price vs size

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

Sold $ per sq ft · trailing 12 mo

Up from $61 in 2012 to a $259 peak in 2026; $259 now.

Median days on market · closed sales

12 days at the 2024 low; 47 now.

Sale price vs original ask · median

96.4% now.

Homes sold per 12-mo window

6 to 23 a year; 8 in the current window.

Sellers who gave up · failed listings per year

Canceled, expired, or withdrawn. 27 quit in 2008; 2 so far in 2026. The clearest stress gauge a community has.

Market Heat · 0 coldest, 100 hottest in the record

74 at the 2014 peak, 18 in the troughs, 18 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.

$1,614/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.

How much local inventory is already under contract

40% of homes for sale in ZIP 32225 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 (2026-07-10).

8.6A- score

Momentum intelligence

Momentum buy score

Our proprietary read on how a home in Villas at Cross Creek buys, holds, and resells. See the five factors.

Interactive Map

Villas at Cross Creek 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 Villas at Cross Creek. They are approximate and vary with traffic and your exact start point.

Downtown Jacksonville20 to 25 min · approximate

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

St. Johns Town Center10 to 15 min · approximate

University of North Florida10 to 15 min · approximate

Mayo Clinic (San Pablo)10 to 15 min · approximate

Jacksonville beaches20 to 25 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 Villas atCross Creek Homes for Sale in Jacksonville, FL with Momentum Realty’s local guides.

LHLenasWalk Homes for Sale in Jacksonville, FLJacksonville, FL · 0.5 mi CHCarringtonPlace Homes for Sale in Jacksonville, FLJacksonville, FL · 0.7 mi SHSpringbrook Homes for Sale in Jacksonville, FLJacksonville, FL · 0.8 mi HCHickory Creek Homes for Sale in Jacksonville, FLJacksonville, FL · 0.8 mi HWHarbor Winds Homes for Sale in Jacksonville, FLJacksonville, FL · 0.8 mi SBSummer Brook Homes for Sale in Jacksonville, FLJacksonville, FL · 1.1 mi

Ashley Woods Homes for Sale in Jacksonville, FLJacksonville, FL · 1.1 mi WHWedgewoodEstates Homes for Sale in Jacksonville, FLJacksonville, FL · 1.1 mi

East Arlington Homes for Sale in Jacksonville, FLJacksonville, FL · 1.1 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

Villas at Cross Creek (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

Villas at Cross Creek 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

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

Middle

Kernan Middle School or Southside Middle School (verify by address)

Elementary

Lone Star Elementary School or Alimacani Elementary School (verify by address)

Buying with schools in mind? We can confirm the exact zoned schools for any Villas at Cross Creek address.

The takeaway

The story here is stability and cost. Villas at Cross Creek is a built-out, established Southside/East Arlington community, so there is no new-supply competition inside the neighborhood, and its smaller home sizes keep the entry point more modest than larger resale product nearby.

Recent Developments in Villas at Cross Creek

Development Intelligence

Our read on what is being built around Villas at Cross Creek, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.

Net OutlookBullishNet stable for an established, entry-tier resale community. The main things to watch are aging roofs and systems as homes near the three-decade mark, and the cost of homeowners insurance across Duval County.

Duval County resale demand

Ongoing

BullishNotable impact

SignificanceRadius: County

Duval County has seen sustained population growth in recent years, and established, lower-maintenance resale communities like this one continue to draw steady interest from buyers looking for a more attainable entry point.

Insurance and aging systems

Evergreen

NeutralNotable impact

SignificanceRadius: Community

Homes here were built roughly 1990 to 1996, so roofs and major systems are now approaching or past three decades old in many cases. Florida homeowners insurance underwriting weighs roof age heavily, so get a bindable quote and a roof inspection before you commit.

Established, built-out market

Evergreen

BullishNotable impact

SignificanceRadius: Community

The community is fully built out with no new-construction competition inside it. Value turns on the condition, updates, and lot of individual resale homes rather than on any builder release schedule.

Direction, significance, and effect-radius ratings are Momentum's proprietary, qualitative read of the sourced items below, not investment advice or a prediction for any specific home.

Development, infrastructure, retail, and school activity affecting Villas at Cross Creek, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated June 2026.

Showing the latest, scroll for all updates ↓

Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.

The Strategy

The Villas at Cross Creek buying strategy.

If we were buying in Villas at Cross Creek, 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.

Contact the Villas at Cross Creek Owners Association, Inc. (or its management company) to confirm current HOA dues, what they cover, and whether any amenities exist.

Get a thorough inspection focused on roof age, plumbing, electrical, and HVAC, since the homes are now roughly three decades old.

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

Get a bindable homeowners insurance quote for the specific address before you make an offer, given roof-age underwriting in Florida.

The Quick Decision

Best Buy

A well-maintained or updated unit with a newer roof, priced to reflect its smaller footprint.

Biggest Risk

Underestimating roof and system age on a home now roughly three decades old.

Best Lot

Prioritize a quieter, well-positioned lot; verify HOA dues and any deed restrictions on the specific parcel.

Smart Timing

Resale-driven. Inventory is thin and individual, so move when the right condition and price point 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-story single-family homes marketed as villas

Era

Built roughly 1990 to 1996

Size range

About 1,084 to 1,546 sq ft

Bedrooms

3 to 4, typically 2 baths (verify by listing)

Costs & Fees

HOA

Yes, mandatory (Villas at Cross Creek Owners Association, Inc.); confirm current dues with the association

CDD

None identified; confirm on the parcel tax record

Property use

Primary residences, with some homes also used as rentals

Amenities

Association

No association-run recreational amenities (pool, clubhouse) confirmed

Status

Confirm any amenities directly with the association or its manager

Location

Area

Southside/East Arlington, Jacksonville, Duval County

Downtown Jacksonville

About 20 to 25 min (approximate)

Airport (JAX)

About 25 to 30 min (approximate)

Villas at Cross Creek Homes For Sale

What your money buys in Villas at Cross Creek.

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 Villas at Cross Creek 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 the smaller original-condition units near the lower end of the size range, around 1,084 square feet. This is where renovation upside and the lowest entry point both sit.

Lowest entry

The Core

In the core of the market you find mid-size, updated single-story homes, roughly 1,200 to 1,400 square feet, with refreshed kitchens, baths, and mechanicals. This is the typical move-in resale here.

Most inventory

The Top

At the top are the largest floor plans, up to about 1,546 square feet, generally the most updated and best-positioned on their lot. Confirm exact 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

The Core

In the core of the market you find mid-size, updated single-story homes, roughly 1,200 to 1,400 square feet, with refreshed kitchens, baths, and mechanicals. This is the typical move-in resale here.

The Top

At the top are the largest floor plans, up to about 1,546 square feet, generally the most updated and best-positioned on their lot. Confirm exact 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 Villas at Cross Creek, 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 Villas at Cross Creek 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 Villas at Cross Creek holds value.

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

Home conditionVaries by unit

Roof and systems ageBuilt 1990 to 1996; verify age

Renovation upsideModerate on original units

HOA-maintained upkeepConfirm scope with association

Flood zone exposureVerify by parcel

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 Villas at Cross Creek

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 size, it is the entry point: a smaller, established home at a more attainable price in Duval County.

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 Risk6.2/10

Location Efficiency6.6/10

Long-Term Defensibility5.8/10

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 Villas at Cross Creek 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 compact, matched to the community's single-story, smaller-footprint homes.
The home's condition and roof age are the durable differentiators here.
Verify any claimed updates or renovations on the specific parcel.
Check the parcel's flood zone status before you rely on assumptions.
Quieter interior lots away from busier roads tend to hold appeal.

In a built-out, smaller-footprint community, the building stock is decades old and the lots are compact, so the durable difference between two homes comes down to condition, updates, and roof and system age rather than lot size. Well-maintained or recently updated units with newer roofs tend to hold value best, while original-condition homes carry more near-term renovation cost. Confirm the flood zone and any deed restrictions on the specific parcel, and treat roof age as a core part of your underwriting rather than an afterthought.

The 15-Second Verdict

Villas at Cross Creek in 15 seconds.

Best forBuyers who want a smaller-footprint, single-story resale home at a modest entry point in Duval County.

Biggest advantageAn established, built-out community with no new-construction competition and a more attainable entry price point.

Biggest riskRoof and system age, since homes are now roughly three decades old.

Sweet spotA well-maintained or updated unit with a newer roof, priced for its size.

Avoid ifYou need new construction, a larger floor plan, or a confirmed clubhouse or pool amenity.

HOA, CDD & Fees

15-Second Take

HOA is mandatory; get the current dues amount and coverage in writing.
No CDD was identified, but confirm it on the parcel's tax record.
No pool or clubhouse amenity was confirmed; verify with the association.
Homes are now roughly three decades old; inspect roof and systems carefully.
Get a bindable Florida homeowners insurance quote before you commit.

Villas at Cross Creek has a mandatory homeowners association, Villas at Cross Creek Owners Association, Inc., incorporated in 1992. A current dues figure is not published here; confirm the exact amount and what it covers with the association or its management company before you buy.

No association-run recreational amenities, such as a pool or clubhouse, were confirmed in research. Confirm in writing with the association exactly what the dues fund, whether that is common-area upkeep, exterior maintenance, or anything beyond that.

There is no golf course or private country club here, and no confirmed clubhouse or pool amenity.

Run Your Numbers

Tools for a Villas at Cross Creek 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 Villas at Cross Creek.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 Villas at Cross Creek

Thinking of selling a Villas at Cross Creek home?

Selling a smaller-footprint, established home takes a real strategy, not an automated estimate. We will show you the honest math on how condition, updates, and roof age 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 Villas at Cross Creek, condition and view decide your number

Because buyers here are weighing your home against renovated comps and cross-shopping Sutton Lakes, 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 Villas at Cross Creek home worth?

Get a no-obligation home value based on real comparable sales in Villas at Cross Creek 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 Villas at Cross Creek on the map →

Real comps, not an automated estimate.

Median sale prices in Villas at Cross Creek 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.

Frequently Asked Questions

Is Villas at Cross Creek a new-construction community?

No. It is an established, single-story single-family community built roughly between 1990 and 1996 in the Southside/East Arlington area of Jacksonville. Homes here are resales.

What kind of homes are in Villas at Cross Creek?

Compact, single-story single-family homes, generally 3 to 4 bedrooms with 2 baths, running roughly 1,084 to 1,546 square feet. Condition ranges from original to updated, so each home should be judged on its own.

Is there an HOA?

Yes. Villas at Cross Creek Owners Association, Inc. is a mandatory homeowners association, incorporated in 1992. Confirm the current dues amount and coverage with the association or its management company before you buy.

Is there a CDD bond on the taxes?

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

Does the community have a pool or clubhouse?

No association-run recreational amenities were confirmed in research. Confirm directly with the association or its management company whether any amenities exist.

What should I check before buying an older home here?

Focus on roof age, plumbing, electrical, and HVAC, since the homes are now roughly three decades old. Get a thorough inspection and budget for updates, as this is where resale value is won or lost.

Is the area in a flood zone?

Flood zone designation is address-specific. Confirm the FEMA flood zone for the exact parcel and get a bindable insurance quote before you commit.

Where is Villas at Cross Creek located?

It sits in the Southside/East Arlington area of Jacksonville, in Duval County, northeast of Sutton Lakes and southwest of Fort Caroline Shores, with streets including Mastin Cove Road.

What schools serve the community?

It is in Duval County Public Schools, with Sandalwood High School generally serving the area at the high-school level. 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?

Downtown Jacksonville is roughly a 20 to 25 minute approximate drive depending on the exact location and traffic. Other drive times on this page are approximate estimates.

How far is the airport?

Jacksonville International Airport is roughly a 25 to 30 minute approximate drive. Confirm current travel times before you rely on them.

Is Villas at Cross Creek gated or age-restricted?

There is no verified information that the community is gated, and it is not marketed as age-restricted or 55 plus, based on available information.

What is the biggest risk of buying here?

Underestimating roof and system age, since homes are now roughly three decades old. A thorough inspection and a bindable insurance quote address most of that risk.

How big are the homes compared to other resale communities nearby?

At roughly 1,084 to 1,546 square feet, homes here run smaller than many resale communities in the area, which tends to keep the entry price point more modest.

Should I get my own agent for a resale purchase here?

Yes. An experienced agent helps you judge condition, updates, and roof age 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 community 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 Villas at Cross Creek?

The best agent for Villas at Cross Creek 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 Villas at Cross Creek.

How do I find a top Jacksonville real estate agent who knows Villas at Cross Creek?

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 Villas at Cross Creek and the wider Jacksonville area.

Can Momentum Realty connect me with an agent for Villas at Cross Creek?

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

The Verdict

Should you buy in Villas at Cross Creek?

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

You want a smaller-footprint, single-story resale home at a more modest entry point in Duval County.Excellent fit

You are comfortable verifying and budgeting for roof and system age on a home now roughly three decades old.Excellent fit

You value an established, built-out HOA community over a new-construction release.Excellent fit

You will do the homework on flood zone, insurance, and current HOA dues.Excellent fit

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

You want a confirmed clubhouse, pool, or other resort-style HOA amenity.Probably not

You need a larger floor plan beyond roughly 1,546 square feet.Probably not

You cannot budget for roof or system updates on an older home.Probably not

Get the inside read on Villas at Cross Creek

Whether you are buying a renovation project, comparing the lots and views, weighing the carrying costs, or selling your Villas at Cross Creek 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 Villas at Cross Creek specialist will reach out personally, usually the same day.

Median sale price in Villas at Cross Creek, 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.

Community market stats	realMLS closed sales, 12-month windows ending July 11, 2026
Housing stock & ownership	Florida DOR 2025 assessment roll (street-list match (6 streets, ZIP 32205/32209/32225))
Under-contract shares	realMLS records, as of 2026-07-10
Schools	2025-26 district assignments + FLDOE school grades; verify with the district
Historical depth	Closed-sale records back to 2001 (375 transactions analyzed)

Villas atCross Creek Homes for Sale in Jacksonville, FL

Villas At Cross Crk right now

The 60-Second Overview

Who Villas at Cross Creek is best for.

Best for

Probably not for

Price History: What Homes Here Have Actually Sold For

The real cost & risk here

Villas at Cross Creek on the map.

How far is everything?

Nearby Communities

Schools

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

Kernan Middle School or Southside Middle School (verify by address)

Lone Star Elementary School or Alimacani Elementary School (verify by address)

Recent Developments in Villas at Cross Creek

Duval County resale demand

Insurance and aging systems

Established, built-out market

The Villas at Cross Creek buying strategy.

The full read, only if you want it.

The Homes

Costs & Fees

Amenities

Location

What your money buys in Villas at Cross Creek.

What ~$900K buys here.

Renovation & Resale Intelligence

The renovation premium.

The lot premium.

How well Villas at Cross Creek holds value.

5 Mistakes Buyers Make in Villas at Cross Creek

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 Villas at Cross Creek is different.

Which Lots & Views Hold Value Best

Villas at Cross Creek in 15 seconds.

HOA, CDD & Fees

Tools for a Villas at Cross Creek buy.

Thinking of selling a Villas at Cross Creek home?

In Villas at Cross Creek, condition and view decide your number

What is your Villas at Cross Creek home worth?

The real cost & risk here

Frequently Asked Questions

Should you buy in Villas at Cross Creek?

Get the inside read on Villas at Cross Creek

You are all set.

Data sources & freshness

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

Villas at
Cross Creek Homes for Sale in Jacksonville, FL