Bellamy Oaks
Homes for Sale in Keystone Heights, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of ELITE REALTY GROUP · via realMLS
As of September 2026, the MLS records 2 closed sales in Bellamy Oaks in Keystone Heights, FL since 2022, the most recent in October 2025. Across Keystone Heights as a whole, 105 homes closed in the last 12 months at a median of $269,900, 48 median days on market, with 43 homes for sale today. At that median and Clay County's FY2025-26 rate of 15.05 mills, annual property tax runs about $4,060 ($3,470 with the full homestead exemption).
Bellamy Oaks sits in Keystone Heights, out in the western reaches of Clay County where the pace and the pricing are set more by land, lot size, and home condition than by any single comp. There is no published price range for this community in our snapshot, so treat individual listings on their own merits: a well-kept home and a dated one can sit far apart even on the same street.
For buyers, that means condition and lot matter more than headline numbers here, and it pays to walk the property. For sellers, presentation and honest pricing do the work — this is not a market where you lean on momentum from a hot metro core. Price to the home in front of you.
The 60-Second Overview
Bellamy Oaks is a Keystone Heights address in western Clay County, where the appeal is space and a quieter setting rather than proximity to Jacksonville's employment cores. Expect a rural-edge location and value driven largely by lot and home condition.
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.
Who Bellamy Oaks is best for.
Best for
- Buyers prioritizing lot size and quiet over quick access to Jacksonville
- Those willing to shop on condition and update a home to their standard
- Long-horizon buyers comfortable with a rural-edge Clay County setting
Probably not for
- Buyers who need a short daily commute to urban job centers
- Those who want walkable amenities and dense services nearby
- Buyers seeking a turnkey home with no willingness to weigh condition
The market around Bellamy Oaks
Bellamy Oaks is too small for its own price trend, so here is the market around it.
In ZIP 32656, 152 homes are on the market and 20% are under contract — a steady corner of Keystone Heights.
Across Clay County, 1,267 homes are active and 451 pending (26% under contract).
ZIP and county figures describe the wider market, not Bellamy Oaks specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in Bellamy Oaks, Keystone Heights
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.
Recent Developments in Bellamy Oaks
Development, infrastructure, retail, and school activity affecting Bellamy Oaks, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- 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 15 miles north of Bellamy Oaks, 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 16 miles north of Bellamy Oaks.
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.
The Bellamy Oaks buying strategy.
If we were buying in Bellamy Oaks 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 Bellamy Oaks.
Location does the heavy lifting
Keystone Heights trades urban convenience for room and quiet. That is the core tradeoff to understand before you write an offer in Bellamy Oaks: you are buying into a part of Clay County where distances to major services and job centers are longer, and where the land itself is often the reason to be here.
Because we are not working from a published spread of prices in this snapshot, the smart move is comparison shopping on condition and lot. Two homes here can differ sharply in value based on updates, acreage, and how they sit on the parcel. Judge each listing against what it actually offers rather than a neighborhood average.
The location and the amenities are priced into every listing in Bellamy Oaks. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
We cover Clay County's western communities directly, and we will tell you plainly when Keystone Heights is the wrong fit for how you actually live. In a market this condition-driven, our job is to price honestly, read each lot on its own terms, and keep you from overpaying for something you can find better a few streets over.
Bellamy Oaks 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 Bellamy Oaks 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 Bellamy Oaks sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Bellamy Oaks, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Bellamy Oaks home worth?
Get a no-obligation home value based on real comparable sales in Bellamy Oaks, 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 all homes for sale in Keystone Heights →
Should you buy in Bellamy Oaks?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Bellamy Oaks with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: September 12, 2026) |
| Under-contract shares | realMLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2022 (2 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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See how Bellamy Oaks fits the bigger picture — live prices, inventory, and Momentum Scores:
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.
Bellamy Oaks Market Scorecard
Bellamy Oaks is currently a no active listings market. Limited supply, a median asking price of n/a.
Typical home value in the 32666 ZIP is $317,725, about 4.4% below the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.