How to Find the Best Real Estate Agent in Olde Sutton Parke, Orange Park
In Olde Sutton Parke, recent sales run a median of about $292,000 ($174.3/sq ft), typically closing in about 14 days — so accurate local pricing and comparable-sales knowledge are what separate a strong Olde Sutton Parke agent from an average one.
Olde Sutton Parke recorded 3 closings in the last 12 months at a median of $292,000, averaging 14 days on market — the numbers any agent you interview here should already know. This guide covers what makes a great Olde Sutton Parke real estate agent, the questions to ask before you hire, the current Olde Sutton Parke market in detail, and how to connect with a proven local expert. See the Olde Sutton Parke neighborhood guide for homes and lifestyle.
What makes a great real estate agent in Olde Sutton Parke
The best Olde Sutton Parke 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 Olde Sutton Parke, homes move fast (a median of 14 days on market), so pricing sharply and acting decisively matters.
That local nuance is why a Olde Sutton Parke 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 Olde Sutton Parke
A great agent works from data, not guesswork. Here’s the current snapshot for Olde Sutton Parke (from Momentum’s MLS data, as of 2026-08-23):
Market read: statewide-v2. Use these numbers to pressure-test any agent you interview — a true local will know them cold.
Recent sales in Olde Sutton Parke
Real homes recently closed in Olde Sutton Parke — the kind of comps a great local agent prices from:
| Address | Details | Sold |
|---|---|---|
| 612 Abbey Court | 3 bd / 2 ba · 1,354 sqft · closed 2026-05-21 | $236,000 |
| 3115 Olde Sutton Parke Drive | 4 bd / 2 ba · 1,438 sqft · closed 2026-04-10 | $292,000 |
| 3211 Chantilly Court | 3 bd / 2 ba · 1,946 sqft · closed 2026-02-03 | $334,000 |
Source: Data provided by realMLS. Recent closed sales shown for market context.
How Olde Sutton Parke 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 |
|---|---|---|---|---|
| Olde Sutton Parke | $292,000 | $174.3 | 14 d | – |
| Holly Parke | $274,900 | $194.14 | 28 d | – |
| Cranes Landing | $347,500 | $176.35 | 20.5 d | – |
| Sweetbriar | $370,500 | $178.92 | 10.5 d | – |
| Cutters Point | $338,500 | $160.08 | 21.0 d | – |
| Chimney Lakes | $302,000 | $176 | 65 d | 60 |
Momentum Score is Momentum Realty’s proprietary 0-100 community market rating. Figures from Momentum’s MLS data, as of 2026-08-23.
The Olde Sutton Parke housing stock, from the live feed
From the live MLS feed as of 2026-09-03: The homes listed or recently sold were built between 1997 and 1999 (median 1998); 4 of 5 listed or recently sold homes report an HOA, median $12/mo; 1 state no HOA; none of the 4 geocoded listed or recently sold homes sits in a FEMA special flood hazard zone (median elevation 46 ft). See the current Olde Sutton Parke 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. Olde Sutton Parke itself has appreciated about 273.0% 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 Olde Sutton Parke
On a median-priced Olde Sutton Parke home ($292,000), property taxes at Clay County’s typical millage of 15.053 run roughly $3,643 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 Olde Sutton Parke’s $292,000 median and Clay County’s adopted 15.05 mills (FY2025-26), a home assessed at that price carries roughly $4,400 a year in property tax before exemptions, or about $3,800 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 Olde Sutton Parke, 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 Olde Sutton Parke 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.
2 for sale — 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 2026-09-05; prices and availability change.
If you’re buying in Olde Sutton Parke
Come pre-approved, not pre-qualified, and be ready to move within days of a new listing. In a market like Olde Sutton Parke’s, your agent’s job is speed and terms: escalation strategy, appraisal-gap planning, and knowing which contingencies you can safely keep. Ask any agent you interview how their last three Olde Sutton Parke buyers won.
If you’re selling in Olde Sutton Parke
You have leverage, but overpricing still kills momentum — homes that sit past the median days on market start fielding lowball offers. Price at the data, prep properly, and make buyers compete in week one. Your listing agent’s first-week marketing plan matters more than their commission number.
Questions to ask before you hire a Olde Sutton Parke agent
- How many homes have you sold in or near Olde Sutton Parke in the last year — the community recorded 3?
- How would you price my home against the $174 per square foot Olde Sutton Parke closings have averaged?
- Homes here have been taking about 14 days to go under contract — what is your plan for the first two weeks?
- How do you handle negotiations, inspections, and appraisal gaps?
- How and how often will you communicate with me?
- Can you share recent client references?
Why community expertise matters in Olde Sutton Parke
Two homes a mile apart can sell on completely different terms. A Olde Sutton Parke expert prices to the micro-market, knows which upgrades buyers reward, and has the relationships to get deals done.
Top listing agents vs. buyer’s agents in Olde Sutton Parke
If you’re selling in Olde Sutton Parke, 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 Olde Sutton Parke 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 Olde Sutton Parke resources
- Homes for sale & Olde Sutton Parke neighborhood guide
- Clay County real estate market
- Sell your Olde Sutton Parke home with a local expert
- Clay County homestead exemption
Common questions
How do I find the best real estate agent in Olde Sutton Parke?
What questions should I ask a Olde Sutton Parke agent before hiring them?
Does Momentum Realty cover Olde Sutton Parke?
What happens after I ask to be matched?
What is the median home price in Olde Sutton Parke?
Is Olde Sutton Parke a buyer market or a seller market right now?
What should I budget beyond the mortgage in Olde Sutton Parke?
Is Olde Sutton Parke in a flood zone?
Does Olde Sutton Parke have an HOA, and how much is it?
How much are property taxes in Olde Sutton Parke?
Market figures are aggregates from Momentum Realty’s MLS data for Olde Sutton Parke, as of 2026-08-23, 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.