Black Creek Area
Homes for Sale in Middleburg, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of REALTY EXCHANGE OF FLORIDA · via realMLS
Over the 12 months ending 2026-09-07, 3 recorded sales closed at a median of $399,000, $302 per square foot, a median 10 days on market, sellers accepting 97% of original asking. Homes listed or recently sold were built 1987–1996; 2 of the 3 geocoded homes sit in a FEMA special flood hazard zone (median elevation 4 ft). At the median price and Clay County's FY2025-26 rate of 15.05 mills, annual property tax runs about $6,010 ($5,410 with the full homestead exemption).
Price in the Black Creek Area is driven by condition and land far more than by any single product type. The housing stock spans everything built between 1900 and 2024, with a median year built of 1989, so two homes at similar footprints can be worlds apart on updates, systems, and acreage. At a median of $399,000 and roughly $302 per square foot on a median 1,689 living square feet, you are paying for a specific house rather than a uniform subdivision — expect a wide spread and underwrite each property on its own merits.
The current posture is hot but not reckless. A median of 10 days on market against a heat score of 74 tells you well-prepared listings move quickly, and the 53.5% year-over-year change signals a market that has repriced sharply upward on limited comparable inventory. For sellers, that means pricing to the current pace rather than to last year's figures; for buyers, it means moving decisively on the right home while still holding firm on inspection, since the age range here rewards diligence.
The 60-Second Overview
Black Creek Area market snapshot (as of September 7, 2026): the median sale price is about $399K ($302 per sq ft over the trailing 12 months of closed sales), and a median 10 days on market for closed sales.
The Black Creek Area is a Middleburg, Clay County market of about 337 homes where an owner-occupant share of 62% and a long build history give it more of a settled, individual-home character than a tract-development feel.
The setting & the homes.
Aerial and on-site photos of Black Creek Area. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Black Creek AreaPhotos from realMLS listings in Black Creek Area; content deemed reliable but not guaranteed.
Who Black Creek Area is best for.
Best for
- Buyers around the mid-$300s to low-$400s who want an individual home rather than a tract product
- Renovation-minded buyers comfortable underwriting an older home on condition, not just square footage
- Decisive buyers with financing and inspection expectations ready to move on a fast-clearing listing
Probably not for
- Buyers who need uniform floor plans and tightly predictable per-square-foot pricing
- Buyers wanting a deep menu of comparable listings to shop side by side
- Buyers uneasy about entering a market that has repriced sharply upward year over year
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 ($399K) IS the median in the snapshot above.
Windows contain 0 to 6 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.
Black Creek Area Market Scorecard
Black Creek Area is currently a no active listings market. Limited supply, a median asking price of n/a.
Typical home value in the 32068 ZIP is $328,619, about 20.0% 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.
Housing distress & ownership in Black Creek Area, Middleburg
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.
Black Creek Area 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.
The Black Creek Area buying strategy.
If we were buying in Black Creek Area 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 Black Creek Area.
One market, many houses
The defining feature here is variation. With a build range from 1900 to 2024 and a median year built of 1989, this is not a place where you shop by floor plan — it is one where you shop by parcel, condition, and how much work the next owner is willing to take on. That variety is why the per-square-foot figure of roughly $302 is a starting point for conversation, not a formula; renovated and original-condition homes at the same size will not trade at the same number.
The 62% owner-occupied share and the small three-closing window matter together. Turnover is thin, so each sale carries weight in how the next one prices, and a fast median of 10 days means genuinely competitive homes clear quickly. That combination rewards buyers who have financing and inspection expectations lined up before they tour, and sellers who present a clean, well-documented home rather than counting on the market to carry a rough one.
The location and the amenities are priced into every listing in Black Creek Area. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
A market this varied and this fast is exactly where a local read earns its keep. We help buyers separate a fairly priced renovation from an over-asked original, and we help sellers price to the current 10-day pace instead of a stale comp. With so few recent closings and such a wide age range, the per-square-foot math needs a human who has walked the houses — that is the work we do here.
Black Creek Area 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 Black Creek Area 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 Black Creek Area sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Black Creek Area, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Black Creek Area home worth?
Get a no-obligation home value based on real comparable sales in Black Creek Area, 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 Black Creek Area on the map →
Frequently Asked Questions
What is the median home price in Black Creek Area?
How long do homes in Black Creek Area take to sell?
Who is the best real estate agent for Black Creek Area?
How do I find a top Middleburg real estate agent who knows Black Creek Area?
Can Momentum Realty connect me with an agent for Black Creek Area?
Should you buy in Black Creek Area?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Black Creek Area with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: September 7, 2026) |
| 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 2001 (59 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 Black Creek Area fits the bigger picture — live prices, inventory, and Momentum Scores: