Waterleaf
Homes for Sale in Jacksonville, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Over the 12 months ending 2026-09-12, 14 recorded sales closed at a median of $512,500, $193 per square foot, a median 39 days on market, sellers accepting 97% of original asking (+6% versus the prior year). At the median price and Duval County's FY2025-26 rate of 17.86 mills, annual property tax runs about $9,160 ($8,420 with the full homestead exemption).
Waterleaf is a mid-2000s build-out, with homes dating from 2004 to 2012 and a median around 2005. That tight construction window matters: the housing stock is fairly uniform in age and generously sized, with a median just under 3,000 square feet. Price here is driven less by lot lottery and more by condition and updates — you're paying roughly $188 a foot at the median, and a home that's been kept current will clear well above one that hasn't.
The current posture is cool-to-balanced. A heat score of 44, a median of about 40 days on market, and a slight year-over-year dip of 1.5% all point the same direction: sellers no longer set the terms, and buyers have time to inspect and negotiate. Over the longer arc — up 133% since 2012 — the community has held its ground, but the near-term signal is patience on both sides.
Waterleaf right now
🟡 Still climbing. The trailing-12-month median ($512K) is up 5.7% from the prior 12 months ($485K) and up 138% since 2012.Momentum Research, record-level realMLS closed sales, 12-month windows ending September 12. Confidence: Medium (14 and 13 sales in the two windows).
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Updated September 12, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Waterleaf market snapshot (as of September 12, 2026): the median sale price is about $512K ($193 per sq ft over the trailing 12 months of closed sales), and a median 39 days on market for closed sales. The trailing-12-month median is up 6% from the prior 12 months and up 138% since 2012, computed from record-level realMLS closed sales (14 closings in the current window).
Waterleaf is a large, established Jacksonville community of roughly 605 homes, most built in a single mid-2000s wave, which means consistent floor plans and square footage rather than a patchwork of eras.
Who Waterleaf is best for.
Best for
- Buyers who need real square footage and are comfortable in the mid-$500s
- Owner-occupants planning to stay and settle into an established community
- Buyers willing to trade a slower market's negotiating room for a well-kept, move-in-ready home
Probably not for
- Buyers set on new construction or the latest floor plans
- Investors chasing rental yield in a heavily owner-occupied community
- Buyers on a starter-home budget looking for a smaller footprint
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 12 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($512K) IS the median in the snapshot above, and the move from 2025 ($485K) IS the +5.7% one-year change.
Windows contain 13 to 56 sales each (14 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.
27% 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 (2026-09-12).
Housing distress & ownership in Waterleaf, 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.
Life at Waterleaf
- Community swimming pool · 56,000-gallon swimming pool at the amenity center.
- Children's splash park · A children's splash park is part of the community facilities.
- Basketball court · A basketball court is included among the neighborhood amenities.
- Playground · A playground is available at the amenity center.
- Pool pavilion · A pavilion adjacent to the pool includes a kitchen with refrigerator and can be reserved for events.
- Ponds · The community includes twelve ponds distributed throughout the neighborhood.
- Walking paths / nature preserves · Two walking paths run through dedicated nature preserve areas within the community.
Sources: Waterleaf HOA - Amenity Center page; Waterleaf HOA - About our Community page. Amenity access and membership terms vary and can change; verify current details with the community.
Recent Developments in Waterleaf Duval
Development, infrastructure, retail, and school activity affecting Waterleaf Duval, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- July 2026Development
JWB secures funding for 108 affordable housing units in Jacksonville
Jacksonville Today reported that JWB Real Estate Capital secured about $28.59 million in gap funding for 108 income-restricted units across three Westside sites on Tracy, Justina and Ricker roads. Plans include 38 townhome-style units and two sets of 35 efficiency units, priced at or below 60% of area median income for 50 years. Groundbreaking is expected by September 2026 with completion in 2027.
What it may mean for the marketAdds new income-restricted rental and townhome housing supply on the Westside, increasing the stock of long-term affordable units and drawing public and tax-credit investment into three infill sites. The project is about 17 miles southwest of Waterleaf Duval, elsewhere in Duval County.
Source: Jacksonville Today - July 2026Development
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 west of Waterleaf Duval, elsewhere in Duval County.
Source: News4Jax - June 2026Development
Hillwood contracts with the City of Jacksonville for 192 acres at AllianceFlorida at Cecil Commerce Center
Master developer Hillwood contracted with the City of Jacksonville for 192 acres at AllianceFlorida at Cecil Commerce Center on Jacksonville's Westside, continuing the buildout of the former Naval Air Station Cecil Field into an industrial and logistics park.
What it may mean for the marketContinued absorption of large industrial parcels at Cecil signals sustained employment growth on the Westside, which can support housing demand across nearby communities. The project is about 24 miles west of Waterleaf Duval, elsewhere in Duval County.
Source: Jax Daily Record - April 2026Development
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 site is about 4 miles north of Waterleaf Duval.
Source: JAXPORT - April 2026Development
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 project is about 24 miles west of Waterleaf Duval, elsewhere in Duval County.
Source: Jax Daily Record - February 2026Infrastructure
JAXPORT details $250M Blount Island modernization and record cargo in 2026 State of the Ports
At its February 2026 State of the Ports address, JAXPORT outlined a $250 million modernization of Blount Island's container and vehicle-handling capabilities and reported record fiscal-2025 cargo volumes. The port also said an air-draft expansion to accommodate larger ships is on track to finish by the end of 2026.
What it may mean for the marketContinued heavy investment in the Blount Island port complex anchors long-term industrial employment on the northeast side, a structural demand driver for the surrounding area. The site is about 4 miles north of Waterleaf Duval.
Source: News4Jax
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
The Waterleaf buying strategy.
If we were buying in Waterleaf 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 Waterleaf.
Space, condition, and a settled ownership base
Two numbers define the character here. First, size: a median living area near 2,942 square feet is substantial, so this is a community of larger homes rather than starter product. Second, a homestead share around 77% tells you most of these homes are owner-occupied primary residences, not rentals or investor holdings — a sign of a stable, lived-in community.
With the construction window closed and inventory limited to what existing owners choose to list, differentiation comes down to updates. A median price near $507,500 sits in the middle of a spread that condition drives — kitchens, systems, and roofs from the original build era are the variables that separate one asking price from another. The 40-day median on market gives a buyer room to weigh those differences carefully.
The location and the amenities are priced into every listing in Waterleaf. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Waterleaf buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 3 factors (8.1). Basis: Long-Term Appreciation +138% since 2012; Recent Direction +5.7% year-over-year; Pricing Power 97.5% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a condition-driven market like Waterleaf, the wrong comparison can cost thousands on either side of the table. We read these homes by their updates and their age-related wear — roofs, HVAC, and finishes from the original build years — and price accordingly rather than by square footage alone. With a cooler market and a 40-day median, that discipline is what keeps a listing from stalling and keeps a buyer from overpaying.
Waterleaf in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- 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.
607-home community in the East Arlington area of Jacksonville, FL, managed by River Lane Management; governed by a Board of Directors with an Architectural Review Board and a Neighborhood Watch committee.
Tools for a Waterleaf 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 Waterleaf sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Waterleaf, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Waterleaf home worth?
Get a no-obligation home value based on real comparable sales in Waterleaf, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Frequently Asked Questions
What is the median home price in Waterleaf?
How long do homes in Waterleaf take to sell?
Have Waterleaf home prices gone up?
Who is the best real estate agent for Waterleaf?
How do I find a top Jacksonville real estate agent who knows Waterleaf?
Can Momentum Realty connect me with an agent for Waterleaf?
Should you buy in Waterleaf?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | realMLS closed sales, 12-month windows ending September 12, 2026 |
| Under-contract shares | realMLS records, as of 2026-09-12 |
| Historical depth | Closed-sale records back to 2004 (763 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?
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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 local comps.
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