Bear Run

Executive Summary

Bear Run is an established subdivision built roughly 1985 to 1995 along Bear Run Blvd off Blanding in Orange Park, with single-family homes from about 1,306 to 2,147 square feet, 3 to 5 bedrooms, and typically 2 baths.

Current listings show no HOA, which likely means none or a voluntary association, and there is no CDD, so the carrying cost is mortgage, taxes, and insurance; confirm the fee status for any specific address before contract.

The median sale price ran 285,900 dollars at 187 dollars per square foot, with actives from 259,500 to 352,295 dollars, per neighborhoods.com as of June 4, 2026, which keeps Bear Run among the cheapest single-family plays in 32065.

Quick Facts

Community Overview & History

The entry-level single-family play on Blanding

Every market needs its honest entry point, and on the Blanding corridor Bear Run is one of them: a late-1980s subdivision with no fee stack, no amenity overhead, and a median sale under 290,000 dollars per neighborhoods.com as of June 4, 2026. For a first-time buyer choosing between a townhome with dues or a detached house with a yard at the same payment, Bear Run is the detached answer, as long as you go in with eyes open about the age of the housing stock.

How it feels on the ground today

Bear Run reads as a working neighborhood: established yards, a mix of long-time owners and first-time buyers, and homes whose condition varies with each owner since there is no association enforcing standards. There is no pool, no clubhouse, no playground inside the subdivision, and the listings do not pretend otherwise. What you get is a real house on a real street minutes from everything on Blanding, at a price that barely buys a townhome elsewhere in the county.

Homes in Bear Run

Bear Run is a single product type, established single-family, so the decisions come down to size, condition, and position within the subdivision.

The smaller ranches

Homes around 1,306 to 1,600 square feet anchor the affordable end, often 3 bed 2 bath, and these are the listings that drive the 259,500 dollar floor of the active band.

The larger family plans

Homes up to about 2,147 square feet with 4 to 5 bedrooms sit at the top of the band, and the 352,295 dollar top active per neighborhoods.com reflects that size plus condition.

Interior versus Bear Run Blvd positions

Bear Run Blvd carries the neighborhood traffic, so the quieter interior streets trade at a modest premium for families.

Real Estate Market

Per neighborhoods.com as of June 4, 2026, the median sale ran 285,900 dollars at 187 dollars per square foot, with actives from 259,500 to 352,295 dollars, a tight, readable band by established-neighborhood standards.

At 187 dollars per square foot, Bear Run trades well below the new-construction corridor, which is the entire pitch: the discount pays for the updates a 1980s house needs.

The buyer pool is first-time buyers stepping past townhomes, investors who like the rent math at this entry price, and NAS Jacksonville households shopping the corridor.

Who Lives Here

Bear Run draws first-time buyers who want detached single-family at the lowest realistic price in Orange Park, investors running rent math on the corridor, and buyers who would rather own the house than fund an amenity campus.

Schools

Bear Run is served by Clay County District Schools, with attendance zones by home address. Confirm the exact zoning for a Bear Run address before you buy. Zoned schools for this community were not verified by third-party sources at publish time, so run the address through the district locator before you write an offer.

Amenities & Lifestyle

There are no community amenities in Bear Run, and pretending otherwise would be dishonest: the price point is the draw, and the recreation budget lives in the public parks and the Blanding corridor minutes away.

The price point

Median sale 285,900 dollars per neighborhoods.com as of June 4, 2026, which is the cheapest realistic detached entry in much of 32065.

No fee overhead

No HOA listed and no CDD means the payment goes to the house, not to dues.

Real yards

Detached homes with usable yards at a price where most of the county offers attached product.

Corridor convenience

The full Blanding retail, dining, and services strip sits minutes from the entrance.

HOA, CDD & Costs

Current listings show no HOA for Bear Run, which likely means there is none or only a voluntary association; confirm the status for the specific address with title before contract, since fee records beat listing remarks.

There is no CDD, so the tax bill carries no extra assessment line, keeping the total monthly cost as lean as the sticker suggests.

No association also means no architectural enforcement, so the street-to-street condition varies; judge the immediate neighbors as part of the purchase, because you cannot count on rules to manage them.

Commute Analysis

Bear Run sits just off Blanding, so errands are immediate, NAS Jacksonville is a straight run up the corridor, and downtown Jacksonville is a manageable commute via Blanding to I-295.

Shopping & Dining

The Blanding corridor covers groceries, dining, and daily services within about three minutes, Oakleaf Town Center handles the newer big-box runs to the west, and the Orange Park Mall cluster sits about 12 minutes north.

Pros and Cons

Bear Run vs. Comparable Communities

Hidden Things Buyers Should Know

The detached-versus-townhome math

At Bear Run prices the real competition is new townhomes, not other houses; a detached home with a yard and no dues often beats an attached new build at the same monthly cost once you add the townhome HOA.

The per-foot signal

187 dollars per square foot per neighborhoods.com June 2026 sits far enough below corridor new construction that a sensible renovation budget still leaves you ahead; that spread is the whole investment case here.

The no-rules tradeoff

No HOA cuts both ways: your costs stay low and your projects stay yours, but nothing stops the neighbor from parking a project boat on the lawn; drive the specific block before you commit.

Momentum Expert Insight

Selling a Home in Bear Run

In a tight-band market like Bear Run, overpricing kills momentum fast, so we price against the freshest per-foot comps and document roof and system ages up front to keep inspections from reopening the negotiation.

We position Bear Run listings around the no-fee math and the detached-at-townhome-money story, which is precisely the frame the first-time-buyer pool is shopping with.

Flood Zones & Insurance

Clay County flooding concentrates near Black Creek, Doctors Lake, and low-lying and wetland areas, while many newer inland communities sit in lower-risk zones.

The reliable move is to pull the FEMA flood designation for the exact Bear Run address before you write an offer, since two homes in the same area can fall in different zones. A home in Zone X can cost far less to insure than one near water in Zone AE. Get a bindable flood and homeowners quote during your inspection period, so the cost is in your monthly math before you commit, not after.

Internet & Connectivity

The populated Clay County corridors are served by AT&T and Xfinity (Comcast), with fiber expanding and some gaps in the more rural western areas. If working from home matters, confirm the options, and fiber in particular, at the specific Bear Run address rather than assuming.

The Tax Reality

Clay County total millage is generally lower than the City of Jacksonville, though it varies by district and any CDD is billed separately. The Florida homestead exemption for 2026 is 51,411 dollars for those who qualify, and the deadline to file a new homestead exemption is March 1.

The trap to plan for is the post-sale reset: when you buy, the Save Our Homes cap from the previous owner ends and the assessed value resets to the new just value, so your second-year tax bill is often higher than the seller current one. Budget the true number, and confirm whether the specific home carries a CDD or other assessment that is billed separately from the millage and is not reduced by the homestead exemption.

What Your Budget Buys Here

The same budget buys very different homes across Bear Run and the surrounding area, depending on age, size, lot, and condition. Rather than anchor on the asking price or the neighborhood average, price any specific home off the most recent comparable sales, and weigh what your money would buy in the nearby alternatives before you commit.

The Future of the Area

Clay County continues to grow, with new rooftops, retail, and road work reshaping parts of the area. That growth supports long-run demand, but it can also add competing inventory and construction traffic in the near term, so factor both the upside and the disruption into your timing and your pricing.

Resale Liquidity

How quickly a Bear Run home resells comes down to presentation, condition, and pricing against the latest comparable sales rather than the neighborhood average. Homes that are priced correctly and shown well tend to move, while overpriced or dated homes sit. We track the active and sold comparable set so a Bear Run home is priced to the real market.

The Bear Run Playbook

If you are buying in Bear Run, here is how we would approach it: pull the flood zone and a real insurance quote for the specific address, confirm the HOA dues and whether a CDD applies, compare what your budget would buy nearby, and price the home off the closest comparable sales rather than the asking price. If you are buying any new-construction home, bring your own agent before you register, since the on-site representative works for the builder, not for you.

Questions We Would Ask Before Buying Here

Mistakes to Avoid

The common ones around Bear Run: trusting the seller current tax bill instead of the post-sale reset; skipping the address-specific flood check; assuming fiber is at every home; and pricing off the neighborhood average rather than the closest comparable sales. Each is avoidable with the right diligence, which is exactly where having your own agent pays off.

Price History: What Homes Here Have Actually Sold For

Median sale prices in Bear Run Orange Park year by year since 2012, from closed MLS sales. Long-run history beats any single estimate: it shows what this community has actually done through rate cycles, not what a model guesses.

Frequently Asked Questions

Where is Bear Run?

Along Bear Run Blvd off Blanding Blvd in Orange Park, ZIP 32065, minutes from the corridor retail.

When was Bear Run built?

Roughly 1985 to 1995, so it is a fully established resale subdivision.

What do homes cost?

The median sale ran 285,900 dollars at 187 dollars per square foot, with active listings from 259,500 to 352,295 dollars, per neighborhoods.com as of June 4, 2026. Confirm current pricing.

How big are the homes?

About 1,306 to 2,147 square feet, with 3 to 5 bedrooms and typically 2 baths.

Is there an HOA?

Current listings show no HOA, which likely means none or a voluntary association; confirm the status for the specific address with title before contract.

Is there a CDD?

No CDD, so the tax bill carries no extra assessment line; confirm on the tax bill before contract.

What amenities are included?

None inside the subdivision; the price point is the draw, and public parks and the Blanding corridor cover recreation nearby.

What schools serve Bear Run?

Clay County District Schools; zoned schools were not verified at publish time, so confirm by address with the district.

Is Bear Run gated?

No, the subdivision is not gated.

How far is NAS Jacksonville?

About 18 minutes up Blanding Blvd.

Is Bear Run a good investment?

At 187 dollars per square foot per neighborhoods.com June 2026, it trades well below corridor new construction, which is why investors run rent math here; do your own underwriting on the specific house.

What should I inspect on a home here?

With 1985 to 1995 construction, focus on roof age, HVAC, electrical, and plumbing, and check how Florida insurance underwriting treats the roof before you commit.

How does Bear Run compare to a new townhome?

At a similar monthly payment you trade new systems and a builder warranty for a detached house, a yard, and no dues; which side wins depends on how much the land and the no-fee math matter to you.

Is new construction available in Bear Run?

No, the subdivision is built out; inventory is entirely resale.

Who should I call about Bear Run?

Call Momentum Realty at (904) 351-6461 or use the form on this page, and we will connect you with the right agent.

Do I need my own agent to buy here?

Yes. In a resale subdivision the listing agent works for the seller. Your own agent represents only you, and in most cases the seller side funds the commission anyway.

Related Reading

If you are weighing Bear Run against the rest of the Orange Park market, these guides are a good next step.