Bellair East
Homes for Sale in Orange Park, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of WATSON REALTY CORP · via realMLS
Bellair East is an older, established pocket of Orange Park where the housing stock does most of the pricing work. With a median build year of 1966 and a median footprint around 1,316 square feet, condition and updates — not square footage or newness — are what separate one closing from the next. Expect a wide spread on price depending on whether a home has been renovated or left largely original.
The build range runs from 1960 all the way to 2021, so this isn't a monolithic subdivision; you'll find long-standing homes alongside occasional newer infill. For buyers, that means underwriting each property on its own merits rather than the neighborhood average. For sellers, updated homes have a real story to tell against a backdrop of mostly mid-1960s inventory.
Bellair East right now
🟡 Balanced market. 6.0 months of supply and 0% of the inventory already under contract put buyers and sellers on roughly even footing.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of realMLS records, as of August 21, 2026. Confidence: Low (1 active and pending listings, 2 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated August 21, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
This is a mature Clay County neighborhood of 446 homes where age and condition drive value more than size — a market that rewards careful, property-by-property evaluation.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
The setting & the homes.
Aerial and on-site photos of Bellair East. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Bellair EastPhotos from realMLS listings in Bellair East; content deemed reliable but not guaranteed.
Who Bellair East is best for.
Best for
- Buyers seeking a compact, established Orange Park home who will underwrite condition carefully
- Owner-occupants planning to hold rather than flip quickly
- Renovation-minded buyers who see value in updating an older floor plan
Probably not for
- Buyers set on new or near-new construction
- Those who need large square footage as a starting point
- Buyers wanting a turnkey home with no appetite for age-related maintenance
The market around Bellair East
Bellair East is too small for its own price trend, so here is the market around it.
In ZIP 32073, 187 homes are on the market and 34% are under contract — a fast-moving corner of Orange Park.
Across Clay County, 1,172 homes are active and 480 pending (29% under contract).
ZIP and county figures describe the wider market, not Bellair East specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in Bellair East, 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.
Homes For Sale Right Now in Bellair East
Live MLS inventory for Bellair East. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending Bellair East listings as of 2026-08-21, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
Bellair East on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from realMLS. Map data © OpenStreetMap, tiles © CARTO.
Schools
- Clay County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- W. E. Cherry · Elementary
- Orange Park · Middle
- Orange Park · High
Zoned schools reflect the assignments reported on recent Bellair East listings and can change; always confirm with Clay County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Bellair East address.
The Bellair East buying strategy.
If we were buying in Bellair East 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 Bellair East.
An older stock where condition sets the price
The median home here was built in 1966 and measures roughly 1,316 square feet. That combination points to compact, single-story-era floor plans, and it puts the burden on inspection: roof age, systems, and prior updates matter more than any headline figure. Two homes of similar size can transact very differently based on how much work has been done.
A homestead share near 58% suggests a meaningful portion of these homes are owner-occupied rather than turned over quickly, which tends to correlate with steadier, held inventory. The nearly six-decade build span also means the occasional newer home appears among the older majority — worth knowing before you anchor your expectations to one property you toured.
The location and the amenities are priced into every listing in Bellair East. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a neighborhood this age, the deal is won or lost in the details — roof, systems, and the true scope of past updates. We read each home against the wider Bellair East picture so you're not overpaying for cosmetics or underestimating deferred work, and we help sellers of updated homes position clearly against mostly mid-1960s inventory.
Bellair East in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA. Confirm current dues
- 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 Bellair East 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 Bellair East sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Bellair East, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Bellair East home worth?
Get a no-obligation home value based on real comparable sales in Bellair East, 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 Bellair East on the map →
Recent Developments in Bellair East
Development, infrastructure, retail, and school activity affecting Bellair East, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- June 2026Development
Hillwood contracts with the City of Jacksonville for 192 acres at AllianceFlorida at Cecil Commerce Center
Master developer Hillwood contracted with the City of Jacksonville for 192 acres at AllianceFlorida at Cecil Commerce Center on Jacksonville's Westside, continuing the buildout of the former Naval Air Station Cecil Field into an industrial and logistics park.
What it may mean for the marketContinued absorption of large industrial parcels at Cecil signals sustained employment growth on the Westside, which can support housing demand across nearby communities. The site is about 9 miles west of Bellair East.
Source: Jax Daily Record - June 2026Builder Activity
Hyland Trail to bring over 3,000 homes to Lake Asbury in Clay County
News4Jax reported that Hyland Trail, along with the related Edenbrooke and The Glens communities, will bring more than 3,000 new homes to the Lake Asbury area of Clay County. Homes are being built by Dream Finders, Pulte and Lennar, with a Lodge amenity center featuring a beach-entry pool, splash zone, exercise facility and pickleball courts. Edenbrooke includes an age-restricted, low-maintenance home section.
What it may mean for the marketAdds a large volume of new single-family housing supply and a private amenity center to the Lake Asbury area, expanding for-sale inventory across a range of home sizes and price points. The project is about 10 miles south of Bellair East, elsewhere in Clay County.
Source: News4Jax - June 2026Infrastructure
First Coast Expressway advances as an economic-development corridor across Clay and St. Johns
The First Coast Expressway (State Road 23), a tolled beltway looping around the west and south of the Jacksonville metro, continued to open land for development along its corridor, with the final St. Johns County phase from Interstate 95 to east of County Road 2209 in progress. FDOT held a St. Johns County open house on the final phase in January 2026.
What it may mean for the marketNew limited-access highway capacity shortens commutes and opens adjacent land, changes that have historically shaped where new communities and demand concentrate. The site is about 10 miles south of Bellair East.
Source: Jax Daily Record - April 2026Development
Hillwood seeks to mass-grade an AllianceFlorida site for a possible 1 million-square-foot building
Hillwood asked to mass grade a site at AllianceFlorida at Cecil Commerce Center to prepare for a possible 1 million-square-foot building, a step that typically precedes a large industrial or distribution user committing to the Westside park.
What it may mean for the marketA build-ready million-square-foot pad points to a potential large employer on the Westside, the kind of jobs anchor that can lift demand for nearby housing. The site is about 9 miles west of Bellair East.
Source: Jax Daily Record
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
Frequently Asked Questions
Is Bellair East a buyer's or seller's market right now?
Who is the best real estate agent for Bellair East?
How do I find a top Orange Park real estate agent who knows Bellair East?
Can Momentum Realty connect me with an agent for Bellair East?
Should you buy in Bellair East?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Bellair East with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: August 21, 2026) |
| Under-contract shares | realMLS records, as of 2026-08-18 |
| Historical depth | Closed-sale records back to 2004 (27 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.
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