How to Find the Best Real Estate Agent in Black Creek Park, Middleburg
Buying here? See Black Creek Park homes for sale and the Black Creek Park community guide (Middleburg).
In Black Creek Park, recent sales run a median of about $415,000 ($224/sq ft), typically closing in about 64 days — so accurate local pricing and comparable-sales knowledge are what separate a strong Black Creek Park agent from an average one.
Black Creek Park recorded 46 closings in the last 12 months at a median of $415,000, averaging 64 days on market — the numbers any agent you interview here should already know. This guide covers what makes a great Black Creek Park real estate agent, the questions to ask before you hire, the current Black Creek Park market in detail, and how to connect with a proven local expert. See the Black Creek Park neighborhood guide for homes and lifestyle.
What makes a great real estate agent in Black Creek Park
The best Black Creek Park 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 Black Creek Park, homes can take time to sell (a median of 64 days on market), so marketing reach and negotiation make the difference, and values are up about 12% over the past year.
That local nuance is why a Black Creek Park 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 Black Creek Park
A great agent works from data, not guesswork. Here’s the current snapshot for Black Creek Park (from Momentum’s MLS data, as of 2026-08-30):
Market read: Balanced Market. Use these numbers to pressure-test any agent you interview — a true local will know them cold.
Recent sales in Black Creek Park
Real homes recently closed in Black Creek Park — the kind of comps a great local agent prices from:
| Address | Details | Sold |
|---|---|---|
| 4354 Angora Street | 3 bd / 2 ba · 2,000 sqft · closed 2026-09-01 | $389,000 |
| 4362 Angora Street | 4 bd / 3 ba · 2,272 sqft · closed 2026-09-01 | $465,000 |
| 4265 Angora Street | 5 bd / 3 ba · 2,976 sqft · closed 2026-08-20 | $595,000 |
| 4620 Hedgehog Street | 5 bd / 3.5 ba · 3,126 sqft · closed 2026-08-14 | $474,900 |
| 2285 Barrage Court | 3 bd / 2 ba · 1,215 sqft · closed 2026-08-06 | $217,500 |
| 2961 Beaver Avenue | 3 bd / 2 ba · 1,469 sqft · closed 2026-07-17 | $362,500 |
Source: Data provided by realMLS. Recent closed sales shown for market context.
Where Black Creek Park sales actually landed, 2024–2026
Of the 141 recorded Black Creek Park closings since 2024, half landed between $285,000 and $437,000 (the middle two quartiles); the lowest recorded sale was $76,000 and the highest $600,000. 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 $225,000 | 16 (11%) | |
| $225,000 – $333,333 | 40 (28%) | |
| $333,333 – $441,667 | 50 (35%) | |
| $441,667 – $550,000 | 24 (17%) | |
| None and up | 11 (8%) |
What homes of your size have sold for in Black Creek Park
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 ($221 vs $203) — 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 854–1,508 sq ft | $221 | $280,000 | $76,000 – $365,000 | 47 |
| Mid-size homes 1,508–1,940 sq ft | $218 | $375,000 | $149,000 – $550,000 | 47 |
| Larger homes 1,961–3,213 sq ft | $203 | $460,000 | $200,000 – $600,000 | 47 |
How Black Creek Park 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 |
|---|---|---|---|---|
| Black Creek Park | $415,000 | $224 | 64 d | 62 |
| Longleaf Ranch | $410,000 | $195.5 | 25 d | – |
| Black Creek Shores | $413,625 | $258.16 | 60.5 d | – |
| Black Creek Area | $399,000 | $302.42 | 10 d | – |
| Sunnyside Farms | $239,950 | $174.66 | 23.0 d | – |
| Gin House Landing | $316,500 | $233.0 | 26 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 Black Creek Park right now
From the live MLS feed as of 2026-09-03: 15 active listings (plus 5 pending) asking from $245,000 to $665,000, median $369,000; 8 of 15 have been on the market over 60 days (median 65 days so far); the homes listed or recently sold were built between 1976 and 2026 (median 2000), 7 of them new construction; 20 of the current listings state there is no HOA; 2 of 31 geocoded listed or recently sold homes sit inside a FEMA special flood hazard zone (A/V), which buyers’ lenders will price into insurance; median elevation 82 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 Black Creek Park 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. Black Creek Park itself has appreciated about 238% 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 Black Creek Park
On a median-priced Black Creek Park home ($415,000), property taxes at Clay County’s typical millage of 15.053 run roughly $5,494 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 Black Creek Park’s $415,000 median and Clay County’s adopted 15.05 mills (FY2025-26), a home assessed at that price carries roughly $6,250 a year in property tax before exemptions, or about $5,650 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 Black Creek Park, 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 Black Creek Park 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 Black Creek Park, Middleburg 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 12 miles northwest of Black Creek Park.
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 10 miles southwest of Black Creek Park, 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 8 miles south of Black Creek Park.
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 12 miles northwest of Black Creek Park.
Source: Jax Daily Record ›Full How to Find the Best Real Estate Agent in Black Creek Park, Middleburg news timeline & guide ›
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 · 6 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 Black Creek Park
Time is on your side in Black Creek Park 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 Black Creek Park
Selling into a slower Black Creek Park 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 Black Creek Park agent
- How many homes have you sold in or near Black Creek Park in the last year — the community recorded 46?
- How would you price my home against the $224 per square foot Black Creek Park closings have averaged — and the size-band table above?
- Homes here have been taking about 64 days to go under contract — what is your plan for the first two weeks?
- With about 3.7 months of supply in Black Creek Park, 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 Black Creek Park
Inside Black Creek Park itself, recorded closings have run from $221 per square foot on the smaller homes to $203 on the larger ones — a gap of 9% 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 Black Creek Park
If you’re selling in Black Creek Park, 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 Black Creek Park 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 Black Creek Park resources
- Homes for sale & Black Creek Park neighborhood guide
- Clay County real estate market
- Sell your Black Creek Park home with a local expert
- Clay County homestead exemption
Common questions
How do I find the best real estate agent in Black Creek Park?
What questions should I ask a Black Creek Park agent before hiring them?
Does Momentum Realty cover Black Creek Park?
What happens after I ask to be matched?
What is the median home price in Black Creek Park?
Is Black Creek Park a buyer market or a seller market right now?
What should I budget beyond the mortgage in Black Creek Park?
What do homes of my size sell for in Black Creek Park?
Is Black Creek Park in a flood zone?
Does Black Creek Park have an HOA?
How much are property taxes in Black Creek Park?
Market figures are aggregates from Momentum Realty’s MLS data for Black Creek Park, 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.