Black Creek Hills
Homes for Sale in Middleburg, FL
True comps, carrying-cost math, and listings before the portals.
Black Creek Hills sits in Middleburg, out in Clay County, and price here is driven far more by the individual home than by any neighborhood ceiling. With the recent closings window as short as it is, there is no deep pool of comparable sales to lean on, so condition, lot, and finish do most of the work in setting value. Treat any single sale as a data point, not a trend.
For a seller, that thin recent activity means pricing off the property itself and being patient with the right buyer rather than assuming momentum from the last close. For a buyer, it means you are negotiating a specific house on its merits, not bidding against a crowd. Come in with your own read on condition and be ready to justify your number.
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
Black Creek Hills market snapshot (as of October 23, 2026): the median sale price is about $455K ($213 per sq ft over the trailing 12 months of closed sales), and a median 34 days on market for closed sales.
Black Creek Hills is a community of 55 homes in Middleburg, Clay County, built between 1950 and 2019 (median 1985.0), with a median living area of about 1,872 square feet. 64% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
This is a Middleburg community in Clay County where the market reads quiet and home-specific rather than fast-moving, so the story is less about the neighborhood average and more about the particular listing in front of you.
Who Black Creek Hills is best for.
Best for
- Buyers who want a quieter Clay County location and are comfortable evaluating a home on condition rather than crowd-driven pricing
- Patient buyers with a flexible timeline who can wait for the right property
- Sellers willing to price to their specific home and market it patiently rather than chase a fast sale
Probably not for
- Buyers who need a deep set of recent comparable sales to feel confident on price
- Anyone needing a quick close in a high-turnover, liquid market
- Sellers expecting rapid competing offers driven by neighborhood momentum
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending October 23 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($455K) IS the median in the snapshot above.
Windows contain 1 to 7 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.
25% of homes for sale in ZIP 32068 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-10-20).
Housing distress & ownership in Black Creek Hills, 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.
The Black Creek Hills buying strategy.
If we were buying in Black Creek Hills 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 Hills.
A thin-data Middleburg market
The defining feature here is scarcity of recent sales. With a short closings window, there simply is not enough transaction volume to draw a tight price band, which is exactly why we describe value qualitatively rather than pretending to a precise range. Two similar-looking homes can land far apart on condition, updates, and lot alone.
That puts the burden on diligence. Walk the property, weigh the systems and finishes, and price the house you are actually looking at. In a market this quiet, the last comparable sale is context, not gospel, and overreliance on it cuts both ways for buyers and sellers.
The location and the amenities are priced into every listing in Black Creek Hills. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Black Creek Hills buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 3 factors (7.3). Basis: Long-Term Appreciation +139% since 2012; Owner Commitment 64% owner-occupied; Pricing Power 95.6% sale-to-list. Refreshed with each data update.
Why work with Momentum here
Thin-data communities are where local judgment earns its keep. We know Middleburg and Clay County, we read each listing on its own condition and lot rather than a made-up average, and we will tell you plainly when the last sale is guiding you wrong. That candor protects both your offer and your list price.
Black Creek Hills in 15 seconds.
Tools for a Black Creek Hills 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 Hills 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 Hills, 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 Hills home worth?
Get a no-obligation home value based on real comparable sales in Black Creek Hills, 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
What is the median home price in Black Creek Hills?
How long do homes in Black Creek Hills take to sell?
How many homes are in Black Creek Hills?
What share of Black Creek Hills is owner-occupied?
When were the homes in Black Creek Hills built?
Have Black Creek Hills home prices gone up?
Who is the best real estate agent for Black Creek Hills?
How do I find a top Middleburg real estate agent who knows Black Creek Hills?
Can Momentum Realty connect me with an agent for Black Creek Hills?
Should you buy in Black Creek Hills?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Black Creek Hills with Momentum Realty’s local guides.
Data sources & freshness
| Community market stats | realMLS closed sales, 12-month windows ending October 23, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (1 streets, ZIP 32043/32068)) |
| Under-contract shares | realMLS records, as of 2026-10-20 |
| Historical depth | Closed-sale records back to 2002 (69 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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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 Hills fits the bigger picture — live prices, inventory, and Momentum Scores: