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
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.
Figures in this note are as of July 12, 2026. The live market numbers elsewhere on this page update nightly and are newer.
The 60-Second Overview
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.
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 Black Creek Area. Swipe to explore the community.
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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
The market around Black Creek Area
Black Creek Area is too small for its own price trend, so here is the market around it.
In ZIP 32068, 409 homes are on the market and 22% are under contract — a steady corner of Middleburg.
Across Clay County, 1,279 homes are active and 403 pending (24% under contract).
ZIP and county figures describe the wider market, not Black Creek Area specifically. Momentum Research analysis of MLS records.
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.
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.
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Frequently Asked Questions
How many homes are in Black Creek Area?
What share of Black Creek Area is owner-occupied?
When were the homes in Black Creek Area built?
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: November 12, 2026) |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (7 streets, ZIP 32043/32068)) |
| Under-contract shares | realMLS records, as of 2026-11-12 |
| Historical depth | Closed-sale records back to 2013 (39 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 listings in Northeast Florida sold at 99.1% of final list price vs. 98.6% for the market, in a median 31 days vs. 41 (realMLS, 12 months to Nov 2026). A Momentum agent can 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: