Black Creek Estates
Homes for Sale in Middleburg, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of JASON MITCHELL REAL ESTATE FLORIDA, LLC. · via realMLS
Price here is driven by condition and scale, not by any single build era. Black Creek Estates spans homes built from 1950 to 2024, with the midpoint right around 1989, so you are buying into a mix of older stock and newer construction under one community name. The median living area sits near 1,532 square feet, which tells you the core of this market is modest-footprint housing rather than large estates.
With that spread of ages and sizes, the median asking figure means less than the specific house in front of you. Expect a wide price range tied to updates, square footage, and lot. A buyer should underwrite each home on its own merits; a seller should not assume the median applies to their property without accounting for age and condition.
Black Creek Estates right now
🟢 Buyer-leaning market. 12.0 months of supply and 0% of the inventory already under contract give buyers above-average negotiating leverage.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, 1 closed sales in 12 months).
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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
Black Creek Estates in Middleburg is a 132-home community in Clay County where a long build window — 1950 through 2024 — puts mid-century homes and recent construction side by side, so no single vintage defines it.
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 Estates. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Black Creek EstatesPhotos from realMLS listings in Black Creek Estates; content deemed reliable but not guaranteed.
Who Black Creek Estates is best for.
Best for
- Buyers targeting a modest square footage who value practical space over size
- Value-focused shoppers willing to weigh an older home against a newer one at a similar price
- Long-term owners comfortable in an established, owner-heavy community
Probably not for
- Buyers who need a large floor plan well above the community's median size
- Anyone wanting a single consistent build era and matching finishes
- Short-horizon buyers expecting a uniform, turnkey new-construction feel
The market around Black Creek Estates
Black Creek Estates is too small for its own price trend, so here is the market around it.
In ZIP 32068, 460 homes are on the market and 28% are under contract — a steady corner of Middleburg.
Across Clay County, 1,172 homes are active and 480 pending (29% under contract).
ZIP and county figures describe the wider market, not Black Creek Estates specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Black Creek Estates
Live MLS inventory for Black Creek Estates. 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 Black Creek Estates listings as of 2026-08-22, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
The Black Creek Estates buying strategy.
If we were buying in Black Creek Estates 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.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
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 Estates.
A mixed-vintage pocket, not a cookie-cutter subdivision
The defining feature is variety. A build range that opens in 1950 and runs to 2024 means renovation quality varies house to house, and the roughly 1,532-square-foot median points to compact floor plans as the norm rather than the exception. That works in a buyer's favor if you are comparison-shopping, because two homes at similar prices can differ sharply in age, systems, and finish.
Owner-occupancy sits just under 60% based on homestead exemptions, a reasonable share for a community of this size and age. It signals a market with genuine long-term ownership rather than one dominated by turnover, which tends to support steadier upkeep across the street.
The location and the amenities are priced into every listing in Black Creek Estates. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community where a 1950 home and a 2024 home can carry the same address prefix, the number that matters is the one attached to the specific house — not the community median. We price and inspect each property on its own age, systems, and condition, so you are not paying for an average that does not describe what you are actually buying.
Black Creek Estates 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 Black Creek Estates 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 Estates 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 Estates, 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 Estates home worth?
Get a no-obligation home value based on real comparable sales in Black Creek Estates, 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 Estates on the map →
Frequently Asked Questions
Is Black Creek Estates a buyer's or seller's market right now?
Who is the best real estate agent for Black Creek Estates?
How do I find a top Middleburg real estate agent who knows Black Creek Estates?
Can Momentum Realty connect me with an agent for Black Creek Estates?
Should you buy in Black Creek Estates?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Black Creek Estates 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 2001 (22 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 your area comps.
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See how Black Creek Estates fits the bigger picture — live prices, inventory, and Momentum Scores: