Belair
Homes for Sale in Orange Park, FL
True comps, carrying-cost math, and listings before the portals.
Over the 12 months ending 2026-09-07, 3 recorded sales closed at a median of $215,000, $161 per square foot, a median 32 days on market, sellers accepting 91% of original asking. At the median price and Clay County's FY2025-26 rate of 15.05 mills, annual property tax runs about $3,240 ($2,640 with the full homestead exemption).
Belair is an older Orange Park pocket where the housing stock dates back to the early 1960s, with a median build year of 1966 and living space that clusters around 1,290 square feet. At a median of $215,000 and roughly $161 per square foot, price here is driven less by any single formula and more by condition: a renovated home and a deferred-maintenance one can wear very different numbers, so the spread is real and the median only tells you the middle of it.
The market posture is neither hot nor stalled. A median of 32 days on market — just over a month — says homes move at a measured pace, not overnight. For buyers, that means room to inspect and negotiate rather than blind-bid. For sellers, it means condition and pricing discipline matter; the market will not paper over a home that needs work with a fast, over-list offer.
The 60-Second Overview
Belair market snapshot (as of September 7, 2026): the median sale price is about $215K ($161 per sq ft over the trailing 12 months of closed sales), and a median 32 days on market for closed sales.
Belair is an established, modestly scaled Orange Park neighborhood in Clay County, built out over decades and now a place where roughly 56% of homes are homesteaded — a sign of owner-occupancy rather than heavy investor churn.
Who Belair is best for.
Best for
- First-time buyers looking to enter the Orange Park market near a $215K budget
- Buyers who don't mind older homes and want to build value through updates
- Owner-occupants who value an established, low-turnover neighborhood over new development
Probably not for
- Buyers who need newer construction or large, open floor plans
- Anyone wanting a fully renovated, no-projects home with no willingness to inspect closely
- Investors chasing rapid appreciation or a rental-dominated block
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 7 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($215K) IS the median in the snapshot above.
Windows contain 0 to 10 sales each (3 in the current window); every figure carries its sample size, and thin markets swing on single closings. Source: Data provided by realMLS. Deemed reliable but not guaranteed.
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Clay County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Clay County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
27% of homes for sale in ZIP 32073 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-09-05).
Housing distress & ownership in Belair, Orange Park
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Source: Data provided by realMLS. Deemed reliable but not guaranteed.
The Belair buying strategy.
If we were buying in Belair today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Belair.
An older neighborhood, priced by condition
With a build range running from 1960 to 2021 and a median year of 1966, most of Belair is genuinely mid-century construction, with a small number of newer infill homes at the far end. That age profile is the single biggest thing to understand here: roofs, systems, and layouts vary widely, and the price you pay should reflect what has and hasn't been updated. The median living area near 1,290 square feet points to compact, single-story-scale homes rather than sprawling floor plans.
At about $161 per square foot and a $215,000 median, Belair sits at an approachable entry point for the Orange Park area, and the homestead share near 56% suggests a settled, lived-in community rather than a rental-heavy one. The trade-off is that you are buying into older housing — the value is in buying the right condition at the right number, and a careful inspection is not optional.
The location and the amenities are priced into every listing in Belair. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a neighborhood this condition-driven, the median price is a starting point, not an answer. We walk the specific home, weigh what's been updated against what hasn't, and price accordingly — so buyers don't overpay for deferred work and sellers don't leave money on the table on a home that shows well. With a market moving at just over a month, we help you set expectations that match how Belair actually trades.
Belair in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a Belair buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Belair sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Belair, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Belair home worth?
Get a no-obligation home value based on real comparable sales in Belair, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See homes for sale in Belair on the map →
Frequently Asked Questions
What is the median home price in Belair?
How long do homes in Belair take to sell?
Who is the best real estate agent for Belair?
How do I find a top Orange Park real estate agent who knows Belair?
Can Momentum Realty connect me with an agent for Belair?
Should you buy in Belair?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | realMLS closed sales, 12-month windows ending September 7, 2026 |
| Under-contract shares | realMLS records, as of 2026-09-05 |
| Historical depth | Closed-sale records back to 2012 (44 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of realMLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the realMLS member average and 8 days faster, and we’ll price yours against live local comps.
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