How to Find the Best Real Estate Agent in Bellair-Meadowbrook Terrace, Orange Park
Buying here? See Meadowbrook homes for sale and the Meadowbrook community guide (Orange Park).
In Bellair-Meadowbrook Terrace, recent sales run a median of about $258,000 ($177/sq ft), typically closing in about 88 days — so accurate local pricing and comparable-sales knowledge are what separate a strong Bellair-Meadowbrook Terrace agent from an average one.
Bellair-Meadowbrook Terrace recorded 67 closings in the last 12 months at a median of $258,000, averaging 88 days on market — the numbers any agent you interview here should already know. This guide covers what makes a great Bellair-Meadowbrook Terrace real estate agent, the questions to ask before you hire, the current Bellair-Meadowbrook Terrace market in detail, and how to connect with a proven local expert. See the Bellair-Meadowbrook Terrace neighborhood guide for homes and lifestyle.
What makes a great real estate agent in Bellair-Meadowbrook Terrace
The best Bellair-Meadowbrook Terrace agents share four things: local sales experience (they’ve actually closed deals here), pricing accuracy built on real comps, marketing that reaches the right buyers, and negotiation that protects your money. In Bellair-Meadowbrook Terrace, homes can take time to sell (a median of 88 days on market), so marketing reach and negotiation make the difference, and values have softened about 2% over the past year, so a disciplined pricing strategy is key.
That local nuance is why a Bellair-Meadowbrook Terrace specialist beats a generalist: they know the streets, the HOAs, the school zones, and what buyers here will and won’t pay for.
Recent market activity in Bellair-Meadowbrook Terrace
A great agent works from data, not guesswork. Here’s the current snapshot for Bellair-Meadowbrook Terrace (from Momentum’s MLS data, as of 2026-08-30):
Market read: Buyer-Leaning Market. Use these numbers to pressure-test any agent you interview — a true local will know them cold.
Recent sales in Bellair-Meadowbrook Terrace
Real homes recently closed in Bellair-Meadowbrook Terrace — the kind of comps a great local agent prices from:
| Address | Details | Sold |
|---|---|---|
| 1485 N Dolphin Street | 3 bd / 2 ba · 1,947 sqft · closed 2026-08-27 | $260,000 |
| 685 Bowie Boulevard | 3 bd / 2 ba · 1,596 sqft · closed 2026-08-27 | $290,000 |
| 470 Kevin Drive | 3 bd / 2 ba · 1,805 sqft · closed 2026-08-24 | $365,000 |
| 405 W Clermont Drive | 3 bd / 1 ba · 864 sqft · closed 2026-08-15 | $132,500 |
| 279 Bonnlyn Drive | 3 bd / 2 ba · 1,338 sqft · closed 2026-08-14 | $218,000 |
| 493 Clermont Avenue | 3 bd / 2 ba · 1,338 sqft · closed 2026-07-28 | $262,000 |
Source: Data provided by realMLS. Recent closed sales shown for market context.
Where Bellair-Meadowbrook Terrace sales actually landed, 2024–2026
Of the 155 recorded Bellair-Meadowbrook Terrace closings since 2024, half landed between $205,000 and $287,400 (the middle two quartiles); the lowest recorded sale was $125,000 and the highest $415,000. If your home sits outside the middle band, the reason usually shows up in the size table below before it shows up in condition.
| Sold price band | Share of closings | Sales |
|---|---|---|
| Under $175,000 | 15 (10%) | |
| $175,000 – $225,000 | 34 (22%) | |
| $225,000 – $275,000 | 58 (37%) | |
| $275,000 – $325,000 | 33 (21%) | |
| None and up | 15 (10%) |
What homes of your size have sold for in Bellair-Meadowbrook Terrace
The same recorded closings, split into thirds by living area. Find the row your home falls in: the $/sqft figure times your square footage is the recorded-sales bracket for homes like yours here — a starting range from real closings, not a valuation of your specific property. Smaller homes here have been selling at a higher price per square foot than larger ones ($200 vs $172) — the usual pattern, since lot, kitchen and baths do not scale with floor area.
| Size group | Median $/sqft | Median sold | Sold range | Sales |
|---|---|---|---|---|
| Smaller homes 864–1,248 sq ft | $200 | $217,000 | $125,000 – $268,900 | 51 |
| Mid-size homes 1,248–1,553 sq ft | $179 | $255,000 | $140,000 – $365,000 | 51 |
| Larger homes 1,560–3,040 sq ft | $172 | $296,000 | $125,000 – $415,000 | 53 |
How Bellair-Meadowbrook Terrace compares to its neighbors
Pricing a home means knowing the alternatives buyers are weighing. The five nearest tracked communities, side by side:
| Community | Median | $/sq ft | DOM | Momentum Score |
|---|---|---|---|---|
| Bellair-Meadowbrook Terrace | $258,000 | $177 | 88 d | 42 |
| Fox Valley | $317,500 | $180.44 | 28.0 d | – |
| Park West | $400,000 | $164.08 | 21 d | – |
| Laurel Grove | $295,000 | $192 | – | 53 |
| Doctors Inlet | $380,000 | $186 | 5 d | 52 |
| Brighton Village | $122,500 | $98.81 | 50 d | – |
Momentum Score is Momentum Realty’s proprietary 0-100 community market rating. Figures from Momentum’s MLS data, as of 2026-08-30.
What is on the market in Bellair-Meadowbrook Terrace right now
From the live MLS feed as of 2026-09-03: 16 active listings (plus 9 pending) asking from $135,000 to $400,000, median $272,475; 7 of 16 have been on the market over 60 days (median 38 days so far); the homes listed or recently sold were built between 1958 and 1991 (median 1971); 25 of the current listings state there is no HOA; none of the 37 geocoded listed or recently sold homes sits in a FEMA special flood hazard zone (median elevation 39 ft). For a seller this is the competition a buyer will tour alongside your home; for a buyer, the stale share is where negotiating room usually is. See the current Bellair-Meadowbrook Terrace listings →
Which way this market is moving
Active inventory across Clay County has fallen over the past year (-6%). About 30% of county listings currently carry a price cut, which tells you how much negotiating room the average seller has already conceded. Bellair-Meadowbrook Terrace itself has appreciated about 312% over the period Momentum’s MLS data tracks — a community-level trend, not the county average. A strong local agent will reconcile these numbers with what is happening on your exact street before recommending a price.
What it costs to own in Bellair-Meadowbrook Terrace
On a median-priced Bellair-Meadowbrook Terrace home ($258,000), property taxes at Clay County’s typical millage of 15.053 run roughly $3,131 a year with the homestead exemption applied — before any CDD or special-district charges, which vary by community.
The average Citizens Property Insurance premium in Clay County is about $1,189 a year (April 2026 filings); private-market quotes differ, and a good agent will tell you which carriers are actually writing here.
Run the real numbers before you commit: what selling nets you, whether your Save Our Homes benefit moves with you, and rent vs buy in Clay County.
At Bellair-Meadowbrook Terrace’s $258,000 median and Clay County’s adopted 15.05 mills (FY2025-26), a home assessed at that price carries roughly $3,880 a year in property tax before exemptions, or about $3,290 with the full Florida homestead exemption — a buyer’s first-year figure; a long-time owner’s Save Our Homes cap can be far lower, which is one reason resale taxes jump at closing. Municipal and special-district millage varies inside the county; see the Clay County tax page.
Rents and the investor math
Typical asking rent across Clay County sits near $1,863 a month (Zillow’s rent index). Rents are moving about 1.5% year over year. County-level yield math pencils to roughly a 6.62% cap rate on typical numbers, before expenses. Home prices run about 3.92x the county’s median household income, the affordability backdrop every buyer here negotiates inside. If you are weighing an investment purchase in Bellair-Meadowbrook Terrace, ask your agent for community-level rent comps rather than county averages — the spread between communities is wide.
Who is moving to Clay County, and what they earn
The county gained a net 3,611 people in the latest IRS county-migration year. Households moving IN average $65,179 in income versus $61,245 for those moving out — movers arriving here earn more than those leaving, which shapes what sellers can ask and what buyers compete against. The biggest out-of-state feeder markets are CA, VA, NY. Median household income in Clay County has grown about 37% since 2018 ($86,094 now). Population is up about 8% over the same stretch. An agent who knows these flows can tell you which way demand in Bellair-Meadowbrook Terrace is actually pointing, not just where prices have been.
Sources: IRS SOI county-to-county migration; U.S. Census income and population estimates. County-level data for context; community demand varies within the county.
School context you can verify: the Clay County school district earned a district grade of A from the Florida Department of Education (2025-26) and has held an A since 2018. Attendance zones vary by address, so confirm the zoned schools for any specific home with the district.
Roads, retail, schools and new construction change what homes in How to Find the Best Real Estate Agent in Bellair-Meadowbrook Terrace, Orange Park are worth. Ask any agent you interview about the projects below — how they answer tells you whether they actually work this area. Last updated August 2026.
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.
Why it matters Continued 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 8 miles west of Bellair Meadowbrook Terrace.
Source: Jax Daily Record ›News4Jax reported that Hyland Trail, along with the related Edenbrooke and The Glens communities, will bring more than 3,000 new homes to the Lake Asbury area of Clay County. Homes are being built by Dream Finders, Pulte and Lennar, with a Lodge amenity center featuring a beach-entry pool, splash zone, exercise facility and pickleball courts. Edenbrooke includes an age-restricted, low-maintenance home section.
Why it matters Adds a large volume of new single-family housing supply and a private amenity center to the Lake Asbury area, expanding for-sale inventory across a range of home sizes and price points. The project is about 11 miles south of Bellair Meadowbrook Terrace, elsewhere in Clay County.
Source: News4Jax ›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.
Why it matters New 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 10 miles south of Bellair Meadowbrook Terrace.
Source: Jax Daily Record ›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.
Why it matters A 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 8 miles west of Bellair Meadowbrook Terrace.
Source: Jax Daily Record ›Summaries reflect public reporting and official sources linked above as of the dates shown; details and timelines can change. General observation, not investment advice.
15 for sale · 9 pending — the inventory any agent you interview should already know street by street.
See every 2 listing, with full data ›
Source: Data provided by realMLS. Deemed reliable but not guaranteed. Listings shown as of 2026-09-12; prices and availability change.
If you’re buying in Bellair-Meadowbrook Terrace
Time is on your side in Bellair-Meadowbrook Terrace right now. Tour aggressively, compare concessions — rate buydowns and credits often beat a small price cut — and let your agent use days-on-market as negotiating leverage. Every price cut on a listing is information.
If you’re selling in Bellair-Meadowbrook Terrace
Selling into a slower Bellair-Meadowbrook Terrace market means prep and pricing are the whole game. Interview agents on their marketing reach beyond the MLS, their plan for the first 14 days, and what they would do at day 45 if showings stall. The wrong list price costs more than any commission difference.
Questions to ask before you hire a Bellair-Meadowbrook Terrace agent
- How many homes have you sold in or near Bellair-Meadowbrook Terrace in the last year — the community recorded 67?
- How would you price my home against the $177 per square foot Bellair-Meadowbrook Terrace closings have averaged — and the size-band table above?
- Homes here have been taking about 88 days to go under contract — what is your plan for the first two weeks?
- With about 3.8 months of supply in Bellair-Meadowbrook Terrace, is this a market where you would advise me to negotiate or hold firm?
- How and how often will you communicate with me?
- Can you share recent client references?
Why community expertise matters in Bellair-Meadowbrook Terrace
Inside Bellair-Meadowbrook Terrace itself, recorded closings have run from $200 per square foot on the smaller homes to $172 on the larger ones — a gap of 16% that a community average hides. An agent who prices from the size table above, not the headline median, is the difference between a home that lingers and one that sells for more, faster.
Top listing agents vs. buyer’s agents in Bellair-Meadowbrook Terrace
If you’re selling in Bellair-Meadowbrook Terrace, a top listing agent’s pricing, staging, and marketing are what win top dollar — the same skills behind a strong home sale. If you’re buying, a sharp buyer’s agent protects you in negotiation and inspections. The best Bellair-Meadowbrook Terrace Realtors do both well; ask any agent you interview which side they’re strongest on and how they’d handle yours.
Meet your local expert
Brittany co-founded Momentum Realty, a RealTrends 500 brokerage (ranked #440 in the U.S.) with 320+ agents and $3.5B+ in closed sales across Florida. Tell her what you’re looking for and she’ll connect you with the right local Momentum specialist — and make sure you’re taken care of from first call to closing.
“I have now worked with Brittany and the Brooks Group / Momentum Realty to both buy and sell a property over the past 3 years. I had an outstanding experience.” — A. Lloyd, Zillow
Related Bellair-Meadowbrook Terrace resources
- Homes for sale & Bellair-Meadowbrook Terrace neighborhood guide
- Clay County real estate market
- Sell your Bellair-Meadowbrook Terrace home with a local expert
- Clay County homestead exemption
Common questions
How do I find the best real estate agent in Bellair-Meadowbrook Terrace?
What questions should I ask a Bellair-Meadowbrook Terrace agent before hiring them?
Does Momentum Realty cover Bellair-Meadowbrook Terrace?
What happens after I ask to be matched?
What is the median home price in Bellair-Meadowbrook Terrace?
Is Bellair-Meadowbrook Terrace a buyer market or a seller market right now?
What should I budget beyond the mortgage in Bellair-Meadowbrook Terrace?
What do homes of my size sell for in Bellair-Meadowbrook Terrace?
Is Bellair-Meadowbrook Terrace in a flood zone?
Does Bellair-Meadowbrook Terrace have an HOA?
How much are property taxes in Bellair-Meadowbrook Terrace?
Market figures are aggregates from Momentum Realty’s MLS data for Bellair-Meadowbrook Terrace, as of 2026-08-30, and will change over time. This is general guidance on how to choose an agent, not a ranking or endorsement of any individual. Equal Housing Opportunity.