Black Creek Park vs Lake Asbury
Two Clay communities, compared on the numbers that decide it — price, pace, and supply — from live MLS data as of 2026-10-17.
| Metric | Black Creek Park | Lake Asbury |
|---|---|---|
| Median sale price | $447K | $620K |
| Price per sq ft | $220 | $232 |
| Avg days on market | 79 days | 62 days |
| Months of supply | 5.1 mo | 3.7 mo |
| Market | Buyer-Leaning Market | Balanced Market |
| 1-year price change | +12% | -10% |
| Recent closings | 40 | 42 |
The verdict
Lake Asbury carries the higher median price — about 39% above Black Creek Park. Homes in Lake Asbury sell faster (62 days on market vs 79). Lake Asbury is the tighter market on inventory (3.7 months of supply).
Where each one is
Black Creek Park and Lake Asbury are about 5 miles apart (straight-line, center to center) and share Clay County.
| Black Creek Park | Lake Asbury | |
|---|---|---|
| County | Clay County, FL | Clay County, FL |
| City / area | Middleburg | Green Cove Springs |
| ZIP | 32068 | 32043 |
| Straight-line to downtown Jacksonville | 26 mi | 22 mi |
| Nearest Atlantic beach | 34 mi, Mickler's Landing (Ponte Vedra) | 29 mi, Mickler's Landing (Ponte Vedra) |
| FEMA flood zones (sampled parcels) | 89% of 28 homes outside a flood zone (Zone X) | 92% of 24 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
| Black Creek Park | Lake Asbury | |
|---|---|---|
| Homes for sale now | 17 | 13 |
| Under contract | 4 | 1 |
| Asking prices today | $245K to $665K | $400K to $1.07M |
| Property types listed | Manufactured Home, Mobile Home, Single Family Residence | Single Family Residence |
Live MLS counts, refreshed with every listing pull. Browse them: Black Creek Park homes for sale · Lake Asbury homes for sale.
The homes themselves
| Black Creek Park | Lake Asbury | |
|---|---|---|
| Homes (parcels) | 211 | 387 |
| Built | 1946–2024 (median 1994) | 1967–2024 (median 1978) |
| Typical living area | 1,560 sq ft | 2,112 sq ft |
| Homesteaded (owner-occupied) share | 67% | 81% |
| Vacant lots | 30 | 18 |
Housing-stock figures from the Florida Department of Revenue 2025 assessment roll (public records).
Price history, year by year
| Year | Black Creek Park median | Lake Asbury median |
|---|---|---|
| 2012 | $108K (47 sales) | $179K (9 sales) |
| 2013 | $122K (50 sales) | $290K (11 sales) |
| 2014 | $116K (48 sales) | $225K (24 sales) |
| 2015 | $126K (70 sales) | $232K (32 sales) |
| 2016 | $130K (46 sales) | $250K (44 sales) |
| 2017 | $144K (52 sales) | $290K (36 sales) |
| 2018 | $170K (58 sales) | $322K (24 sales) |
| 2019 | $203K (66 sales) | $345K (29 sales) |
| 2020 | $228K (66 sales) | $330K (43 sales) |
| 2021 | $255K (59 sales) | $420K (32 sales) |
| 2022 | $335K (67 sales) | $495K (32 sales) |
| 2023 | $340K (69 sales) | $502K (26 sales) |
| 2024 | $334K (62 sales) | $503K (17 sales) |
| 2025 | $368K (55 sales) | $544K (20 sales) |
| 2026 | $397K (40 sales) | $620K (41 sales) |
Since 2012, Black Creek Park's median sale price is +268% and Lake Asbury's is +247% — Black Creek Park has appreciated faster over that stretch.
How each one trades
| Black Creek Park | Lake Asbury | |
|---|---|---|
| Sale-to-original-list | 96.4% | 95.6% |
| New-construction share of sales | 20% | 0% |
| Typical sold home | 1,833 sq ft | 2,210 sq ft |
| Momentum market-heat score | 46 (normal) | 64 (hot) |
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 | Lake Asbury | |
|---|---|---|
| Elementary | Middleburg | Lake Asbury |
| Middle | Wilkinson | Lake Asbury |
| High school | Middleburg | 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, Black Creek Park is the lower entry point (median $447K 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 Black Creek Park; Lake Asbury trades that for a more established street and, typically, larger lots. Sellers get a faster sale in Lake Asbury (62 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 Black Creek Park?
Yes, on recent sales: the median sale price in Lake Asbury is $620,000 versus $447,000 in Black Creek Park, about 39% higher.
How far apart are Black Creek Park and Lake Asbury?
About 5 miles straight-line, center to center, both in Clay County; driving distance is usually 15 to 30 percent more.
Which has newer homes, Black Creek Park or Lake Asbury?
Black Creek Park: its homes were built 1946–2024 with a median year of 1994, 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 1,560 sq ft in Black Creek Park.
Which has appreciated more, Black Creek Park or Lake Asbury?
From 2012 to 2026 the median sale price rose 268% in Black Creek Park and 247% in Lake Asbury (recorded MLS closings by calendar year).
Where do sellers get closer to asking price?
Black Creek Park — sellers there received 96.4% of the original list price over the last 12 months versus 95.6% in Lake Asbury.
What high schools serve Black Creek Park and Lake Asbury?
Listings in Black Creek Park most often report Middleburg; listings in Lake Asbury report Clay. Zoning is set by the district and can change - verify by address.
Go deeper on each: Black Creek Park homes, photos & schools · Lake Asbury homes, photos & schools
Figures are aggregates from realMLS / DBAAR, updated regularly. Thinking about either? Talk to Momentum Realty.