Hilliard vs Tributary
Two Nassau communities, compared on the numbers that decide it — price, pace, and supply — from live MLS data as of 2026-09-28.
| Metric | Hilliard | Tributary |
|---|---|---|
| Median sale price | $295K | $440K |
| Price per sq ft | $185 | $201 |
| Avg days on market | 67 days | 80 days |
| Months of supply | 6.6 mo | 3.7 mo |
| Market | Buyer-Leaning Market | Balanced Market |
| 1-year price change | -1% | +9% |
| Recent closings | 38 | 98 |
The verdict
Tributary carries the higher median price — about 49% above Hilliard. Homes in Hilliard sell faster (67 days on market vs 80). Tributary is the tighter market on inventory (3.7 months of supply).
Where each one is
| Hilliard | Tributary | |
|---|---|---|
| County | Nassau County, FL | Nassau County, FL |
| City / area | Hilliard | Yulee |
| ZIP | 32046 | 32034, 32097 |
| FEMA flood zones (sampled parcels) | 94% of 33 homes outside a flood zone (Zone X) | 95% of 41 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
| Hilliard | Tributary | |
|---|---|---|
| Homes for sale now | 21 | 30 |
| Under contract | 6 | 26 |
| Asking prices today | $250K to $750K | $365K to $650K |
| Listed in the last 7 days | 8 | 17 |
| Property types listed | Manufactured Home, Mobile Home, Single Family Residence | Single Family Residence |
Live MLS counts, refreshed with every listing pull. Browse them: Hilliard homes for sale · Tributary homes for sale.
The homes themselves
| Hilliard | Tributary | |
|---|---|---|
| Homes (parcels) | 102 | 341 |
| Built | 1912–2024 (median 1986) | 2021–2024 (median 2023) |
| Typical living area | 1,812 sq ft | 2,452 sq ft |
| Homesteaded (owner-occupied) share | 66% | 43% |
| Vacant lots | 8 | 225 |
Housing-stock figures from the Florida Department of Revenue 2025 assessment roll (public records).
How each one trades
| Hilliard | Tributary | |
|---|---|---|
| Sale-to-original-list | 97.4% | 97.8% |
| New-construction share of sales | 29% | 76% |
| Typical sold home | 1,520 sq ft | 2,392 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
| Hilliard | Tributary | |
|---|---|---|
| Elementary | Hilliard | Wildlight |
| Middle | Hilliard | Yulee |
| High school | Hilliard | Yulee |
The school most often recorded on each community's MLS listings. Always confirm a specific address with the district.
Momentum Realty agents have closed 0 homes in Hilliard and 1 in Tributary (brokerage records, both sides counted once). Find an agent who works Hilliard · Tributary.
Which one fits
On budget alone, Hilliard is the lower entry point (median $295K vs $440K). Buyers who want newer construction (fewer near-term roof, HVAC and re-plumb items, and easier insurance quotes in Florida) will find it in Tributary; Hilliard trades that for a more established street and, typically, larger lots. Sellers get a faster sale in Hilliard (67 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 Tributary more expensive than Hilliard?
Yes, on recent sales: the median sale price in Tributary is $440,000 versus $295,000 in Hilliard, about 49% higher.
Which has newer homes, Hilliard or Tributary?
Tributary: its homes were built 2021–2024 with a median year of 2023, versus a median of 1986 in Hilliard (Florida DOR assessment roll).
Which has bigger homes?
Tributary. The typical home there is 2,452 sq ft of living area, versus 1,812 sq ft in Hilliard.
What high schools serve Hilliard and Tributary?
Listings in Hilliard most often report Hilliard; listings in Tributary report Yulee. Zoning is set by the district and can change - verify by address.
Go deeper on each: Hilliard homes, photos & schools · Tributary homes, photos & schools
Figures are aggregates from realMLS / DBAAR, updated regularly. Thinking about either? Talk to Momentum Realty.