Big Tree Lakes vs Lake Asbury
Two Clay communities, compared on the numbers that decide it — price, pace, and supply — from live MLS data as of 2026-11-08.
| Metric | Big Tree Lakes | Lake Asbury |
|---|---|---|
| Median sale price | $270K | $620K |
| Price per sq ft | $161 | $232 |
| Avg days on market | 94 days | 109 days |
| Months of supply | 14.0 mo | 8.0 mo |
| Market | Buyer's Market | Buyer-Leaning Market |
| 1-year price change | +0% | -10% |
| Recent closings | 12 | 12 |
The verdict
Lake Asbury carries the higher median price — about 130% above Big Tree Lakes. Homes in Big Tree Lakes sell faster (94 days on market vs 109). Lake Asbury is the tighter market on inventory (8.0 months of supply).
Where each one is
Big Tree Lakes and Lake Asbury are about 20 miles apart (straight-line, center to center) and share Clay County.
| Big Tree Lakes | Lake Asbury | |
|---|---|---|
| County | Clay County, FL | Clay County, FL |
| City / area | Keystone Heights | Green Cove Springs |
| ZIP | 32656 | 32043 |
| Straight-line to downtown Jacksonville | 42 mi | 22 mi |
| Nearest Atlantic beach | 42 mi, Vilano Beach | 29 mi, Mickler's Landing (Ponte Vedra) |
| FEMA flood zones (sampled parcels) | 85% of 20 homes outside a flood zone (Zone X) | 91% of 23 homes outside a flood zone (Zone X) |
Distances are straight-line; driving distance is usually 15 to 30 percent more. Flood-zone shares come from FEMA flood maps matched to sampled parcels; always check the exact address before you close.
What is for sale today
| Big Tree Lakes | Lake Asbury | |
|---|---|---|
| Homes for sale now | 14 | 8 |
| Under contract | 3 | 5 |
| Asking prices today | $106K to $540K | $430K to $700K |
| Listed in the last 7 days | 6 | 0 |
| Property types listed | Manufactured Home, Mobile Home, Single Family Residence | Single Family Residence |
Live MLS counts, refreshed with every listing pull. Browse them: Big Tree Lakes homes for sale · Lake Asbury homes for sale.
The homes themselves
| Big Tree Lakes | Lake Asbury | |
|---|---|---|
| Homes (parcels) | 118 | 387 |
| Built | 1983–2024 (median 2001) | 1967–2024 (median 1978) |
| Typical living area | 1,565 sq ft | 2,112 sq ft |
| Homesteaded (owner-occupied) share | 29% | 81% |
| Vacant lots | 149 | 18 |
Housing-stock figures from the Florida Department of Revenue 2025 assessment roll (public records).
Price history, year by year
| Year | Big Tree Lakes median | Lake Asbury median |
|---|---|---|
| 2012 | $50K (19 sales) | $183K (8 sales) |
| 2013 | $58K (11 sales) | $282K (12 sales) |
| 2014 | $77K (21 sales) | $215K (24 sales) |
| 2015 | $56K (27 sales) | $235K (35 sales) |
| 2016 | $75K (26 sales) | $260K (44 sales) |
| 2017 | $80K (20 sales) | $285K (33 sales) |
| 2018 | $118K (29 sales) | $350K (23 sales) |
| 2019 | $145K (23 sales) | $350K (31 sales) |
| 2020 | $158K (25 sales) | $330K (44 sales) |
| 2021 | $170K (25 sales) | $417K (33 sales) |
| 2022 | $206K (32 sales) | $500K (28 sales) |
| 2023 | $230K (39 sales) | $515K (27 sales) |
| 2024 | $265K (36 sales) | $503K (17 sales) |
| 2025 | $260K (34 sales) | $544K (20 sales) |
| 2026 | $270K (35 sales) | $620K (40 sales) |
Since 2012, Big Tree Lakes's median sale price is +440% and Lake Asbury's is +238% — Big Tree Lakes has appreciated faster over that stretch.
How each one trades
| Big Tree Lakes | Lake Asbury | |
|---|---|---|
| Sale-to-original-list | 99.7% | 95.5% |
| New-construction share of sales | 43% | 0% |
| Typical sold home | 2,000 sq ft | 2,180 sq ft |
| Momentum market-heat score | 56 (normal) | 58 (normal) |
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 | Lake Asbury | |
|---|---|---|
| Elementary | Mcrae | Lake Asbury |
| Middle | not reported | Lake Asbury |
| High school | Keystone Heights | Clay |
The school most often recorded on each community's MLS listings. Always confirm a specific address with the district.
Which one fits
On budget alone, Big Tree Lakes is the lower entry point (median $270K vs $620K). 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; Lake Asbury trades that for a more established street and, typically, larger lots. Sellers get a faster sale in Big Tree Lakes (94 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 Lake Asbury more expensive than Big Tree Lakes?
Yes, on recent sales: the median sale price in Lake Asbury is $620,000 versus $270,000 in Big Tree Lakes, about 130% higher.
How far apart are Big Tree Lakes and Lake Asbury?
About 20 miles straight-line, center to center, both in Clay County; driving distance is usually 15 to 30 percent more.
Which has newer homes, Big Tree Lakes or Lake Asbury?
Big Tree Lakes: its homes were built 1983–2024 with a median year of 2001, versus a median of 1978 in Lake Asbury (Florida DOR assessment roll).
Which has bigger homes?
Lake Asbury. The typical home there is 2,112 sq ft of living area, versus 1,565 sq ft in Big Tree Lakes.
Which has appreciated more, Big Tree Lakes or Lake Asbury?
From 2012 to 2026 the median sale price rose 440% in Big Tree Lakes and 238% in Lake Asbury (recorded MLS closings by calendar year).
Where do sellers get closer to asking price?
Big Tree Lakes — sellers there received 99.7% of the original list price over the last 12 months versus 95.5% in Lake Asbury.
What high schools serve Big Tree Lakes and Lake Asbury?
Listings in Big Tree Lakes most often report Keystone Heights; listings in Lake Asbury report Clay. Zoning is set by the district and can change - verify by address.
Go deeper on each: Big Tree Lakes homes, photos & schools · Lake Asbury homes, photos & schools
Figures are aggregates from realMLS / DBAAR, updated regularly. Thinking about either? Talk to Momentum Realty.