Black Creek Park vs Corsair
Two Clay communities, compared on the numbers that decide it — price, pace, and supply — from live MLS data as of 2026-11-07.
| Metric | Black Creek Park | Corsair |
|---|---|---|
| Median sale price | $412K | $268K |
| Price per sq ft | $220 | $188 |
| Avg days on market | 103 days | 92 days |
| Months of supply | 3.4 mo | 3.1 mo |
| Market | Balanced Market | Balanced Market |
| 1-year price change | +12% | -11% |
| Recent closings | 42 | 31 |
The verdict
Black Creek Park carries the higher median price — about 54% above Corsair. Homes in Corsair sell faster (92 days on market vs 103). Corsair is the tighter market on inventory (3.1 months of supply).
Where each one is
| Black Creek Park | Corsair | |
|---|---|---|
| County | Clay County, FL | Clay County, FL |
| City / area | Middleburg | Middleburg |
| ZIP | 32068 | 32068 |
| FEMA flood zones (sampled parcels) | 88% of 24 homes outside a flood zone (Zone X) | all 21 sampled homes outside a flood zone |
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
| Black Creek Park | Corsair | |
|---|---|---|
| Homes for sale now | 12 | 8 |
| Under contract | 6 | 5 |
| Asking prices today | $245K to $750K | $239K to $246K |
| Listed in the last 7 days | 0 | 7 |
| Property types listed | Manufactured Home, Mobile Home, Single Family Residence | Townhouse |
Live MLS counts, refreshed with every listing pull. Browse them: Black Creek Park homes for sale · Corsair homes for sale.
The homes themselves
| Black Creek Park | Corsair | |
|---|---|---|
| Homes (parcels) | 159 | 4 |
| Built | 1946–2024 (median 1995) | 2024–2024 (median 2024) |
| Typical living area | 1,548 sq ft | 1,353 sq ft |
| Homesteaded (owner-occupied) share | 64% | 0% |
| Vacant lots | 21 | 32 |
Housing-stock figures from the Florida Department of Revenue 2025 assessment roll (public records).
Price history, year by year
| Year | Black Creek Park median | Corsair median |
|---|---|---|
| 2024 | $340K (64 sales) | $276K (4 sales) |
| 2025 | $368K (52 sales) | $257K (34 sales) |
| 2026 | $397K (42 sales) | $265K (33 sales) |
Since 2024, Black Creek Park's median sale price is +17% and Corsair's is -4% — Black Creek Park has appreciated faster over that stretch.
How each one trades
| Black Creek Park | Corsair | |
|---|---|---|
| Sale-to-original-list | 96.0% | 96.4% |
| New-construction share of sales | 19% | 100% |
| Typical sold home | 1,828 sq ft | 1,427 sq ft |
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
| Black Creek Park | Corsair | |
|---|---|---|
| Elementary | Middleburg | Coppergate |
| Middle | Wilkinson | Wilkinson |
| High school | Middleburg | Ridgeview |
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, Corsair is the lower entry point (median $268K vs $412K). Buyers who want newer construction (fewer near-term roof, HVAC and re-plumb items, and easier insurance quotes in Florida) will find it in Corsair; Black Creek Park trades that for a more established street and, typically, larger lots. Sellers get a faster sale in Corsair (92 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 Corsair?
Yes, on recent sales: the median sale price in Black Creek Park is $412,000 versus $268,000 in Corsair, about 54% higher.
Which has newer homes, Black Creek Park or Corsair?
Corsair: its homes were built 2024–2024 with a median year of 2024, versus a median of 1995 in Black Creek Park (Florida DOR assessment roll).
Which has bigger homes?
Black Creek Park. The typical home there is 1,548 sq ft of living area, versus 1,353 sq ft in Corsair.
Which has appreciated more, Black Creek Park or Corsair?
From 2024 to 2026 the median sale price rose 17% in Black Creek Park and -4% in Corsair (recorded MLS closings by calendar year).
What high schools serve Black Creek Park and Corsair?
Listings in Black Creek Park most often report Middleburg; listings in Corsair report Ridgeview. Zoning is set by the district and can change - verify by address.
Go deeper on each: Black Creek Park homes, photos & schools · Corsair homes, photos & schools
Figures are aggregates from realMLS / DBAAR, updated regularly. Thinking about either? Talk to Momentum Realty.