Big Tree Lakes vs Black Creek Park
Two Clay communities, compared on the numbers that decide it — price, pace, and supply — from live MLS data as of 2026-09-18.
| Metric | Big Tree Lakes | Black Creek Park |
|---|---|---|
| Median sale price | $270K | $420K |
| Price per sq ft | $152 | $224 |
| Avg days on market | 89 days | 66 days |
| Months of supply | 3.1 mo | 5.0 mo |
| Market | Balanced Market | Buyer-Leaning Market |
| 1-year price change | +0% | +12% |
| Recent closings | 35 | 43 |
The verdict
Black Creek Park carries the higher median price — about 56% above Big Tree Lakes. Homes in Black Creek Park sell faster (66 days on market vs 89). Big Tree Lakes is the tighter market on inventory (3.1 months of supply).
What is for sale today
| Big Tree Lakes | Black Creek Park | |
|---|---|---|
| Homes for sale now | 9 | 18 |
| Under contract | 6 | 5 |
| Asking prices today | $130K to $530K | $245K to $665K |
| Listed in the last 7 days | 4 | 0 |
| Property types listed | Manufactured Home, Mobile Home, Single Family Residence | Manufactured Home, Mobile Home, Single Family Residence |
Live MLS counts, refreshed with every listing pull. Browse them: Big Tree Lakes homes for sale · Black Creek Park homes for sale.
The homes themselves
| Big Tree Lakes | Black Creek Park | |
|---|---|---|
| Homes (parcels) | 120 | 323 |
| Built | 1983–2024 (median 2001.0) | 1946–2024 (median 1992.5) |
| Typical living area | 1,506 sq ft | 1,713 sq ft |
| Homesteaded (owner-occupied) share | 32% | 70% |
| Vacant lots | 130 | 40 |
Housing-stock figures from the Florida Department of Revenue 2025 assessment roll (public records).
Price history, year by year
| Year | Big Tree Lakes median | Black Creek Park median |
|---|---|---|
| 2012 | $42K (16 sales) | $105K (47 sales) |
| 2013 | $61K (13 sales) | $120K (43 sales) |
| 2014 | $60K (16 sales) | $120K (53 sales) |
| 2015 | $65K (29 sales) | $119K (72 sales) |
| 2016 | $75K (29 sales) | $130K (47 sales) |
| 2017 | $92K (18 sales) | $148K (51 sales) |
| 2018 | $118K (29 sales) | $170K (58 sales) |
| 2019 | $132K (24 sales) | $201K (63 sales) |
| 2020 | $150K (24 sales) | $226K (68 sales) |
| 2021 | $162K (24 sales) | $255K (57 sales) |
| 2022 | $206K (32 sales) | $304K (66 sales) |
| 2023 | $222K (38 sales) | $341K (72 sales) |
| 2024 | $266K (36 sales) | $333K (63 sales) |
| 2025 | $260K (35 sales) | $368K (49 sales) |
| 2026 | $270K (35 sales) | $390K (45 sales) |
Since 2012, Big Tree Lakes's median sale price is +543% and Black Creek Park's is +272% — Big Tree Lakes has appreciated faster over that stretch.
How each one trades
| Big Tree Lakes | Black Creek Park | |
|---|---|---|
| Sale-to-original-list | 99.6% | 96.0% |
| New-construction share of sales | 46% | 16% |
| Typical sold home | 2,000 sq ft | 1,835 sq ft |
| Momentum market-heat score | 60 (hot) | 32 (cold) |
Last 12 months of recorded closings; sale-to-original-list is the share of the first asking price sellers actually got.
Schools the listings are zoned for
| Big Tree Lakes | Black Creek Park | |
|---|---|---|
| Elementary | Mcrae | Middleburg |
| Middle | not reported | Wilkinson |
| High school | Keystone Heights | Middleburg |
The school most often recorded on each community's MLS listings. Always confirm a specific address with the district.
Momentum Realty agents have closed 1 home in Big Tree Lakes and 0 in Black Creek Park (brokerage records, both sides counted once). Find an agent who works Big Tree Lakes · Black Creek Park.
Which one fits
On budget alone, Big Tree Lakes is the lower entry point (median $270K vs $420K). Buyers who want newer construction (fewer near-term roof, HVAC and re-plumb items, and easier insurance quotes in Florida) will find it in Big Tree Lakes; Black Creek Park trades that for a more established street and, typically, larger lots. Sellers get a faster sale in Black Creek Park (66 days on market on average); buyers get more negotiating room where homes sit longer.
Neither number set decides it: drive both on a weekday evening, check the HOA documents and the flood zone for the exact street, and price the insurance before you write an offer. A Momentum agent who works both communities can pull the comparable sales for any two specific homes.
Questions people ask
Is Black Creek Park more expensive than Big Tree Lakes?
Yes, on recent sales: the median sale price in Black Creek Park is $420,000 versus $270,000 in Big Tree Lakes, about 56% higher.
Which has newer homes, Big Tree Lakes or Black Creek Park?
Big Tree Lakes: its homes were built 1983–2024 with a median year of 2001.0, versus a median of 1992.5 in Black Creek Park (Florida DOR assessment roll).
Which has bigger homes?
Black Creek Park. The typical home there is 1,713 sq ft of living area, versus 1,506 sq ft in Big Tree Lakes.
Which has appreciated more, Big Tree Lakes or Black Creek Park?
From 2012 to 2026 the median sale price rose 543% in Big Tree Lakes and 272% in Black Creek Park (recorded MLS closings by calendar year).
Where do sellers get closer to asking price?
Big Tree Lakes — sellers there received 99.6% of the original list price over the last 12 months versus 96.0% in Black Creek Park.
What high schools serve Big Tree Lakes and Black Creek Park?
Listings in Big Tree Lakes most often report Keystone Heights; listings in Black Creek Park report Middleburg. Zoning is set by the district and can change - verify by address.
Go deeper on each: Big Tree Lakes homes, photos & schools · Black Creek Park homes, photos & schools
Figures are aggregates from realMLS / DBAAR, updated regularly. Thinking about either? Talk to Momentum Realty.