Blackberry Creek
Homes for Sale in St Cloud, FL
True comps, carrying-cost math, and listings before the portals.
Homes listed or recently sold were built 1994 - 1998; 6 of 6 report an HOA (median $29/mo); none of the 6 geocoded homes sit in a FEMA special flood hazard zone (median elevation 60 ft). As of November 2026, the MLS records 2 closed sales in Blackberry Creek in St Cloud, FL since 2026, the most recent in October 2026. Across St Cloud as a whole, 2,425 homes closed in the last 12 months at a median of $410,000, 48 median days on market, with 1,067 homes for sale today. At that median and Osceola County's FY2025-26 rate of 15.23 mills, annual property tax runs about $6,250 ($5,640 with the full homestead exemption).
Last 30 days in Blackberry Creek: 1 under contract right now, 1 closed sale (median $325,000). As of November 7, 2026, Listings courtesy of Stellar MLS as distributed by MLS GRID.
Blackberry Creek right now
🟡 Still climbing. The trailing-12-month median ($380K) is up 1.3% from the prior 12 months ($375K). With about 4 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level Stellar MLS closed sales, 12-month windows ending September 20. Confidence: Low (5 and 5 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated November 8, 2026 · Live data: Stellar MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Blackberry Creek market snapshot (as of September 20, 2026): the median sale price is about $380K ($216 per sq ft over the trailing 12 months of closed sales), and a median 24 days on market for closed sales. The trailing-12-month median is up 1% from the prior 12 months, computed from record-level Stellar MLS closed sales (5 closings in the current window).
In ZIP 34769 (St Cloud), 230 homes closed in the last 12 months at a median of $375K ($196/sq ft), up 0.2% year over year, with a median 64 days on market. Right now 71 active and 27 pending listings put supply at about 3.7 months - a balanced market. See the live ZIP 34769 housing market and the Osceola County market.
County records show 7 qualified sales in Blackberry Creek across 2024 - 2025 (4 in 2024, 3 in 2025), median $370,000 - the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Blackberry Creek is a community of 177 homes in St Cloud, Osceola County, built between 1991 and 1998 (median 1995), with a median living area of about 1,957 square feet. 79% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
The setting & the homes.
Aerial and on-site photos of Blackberry Creek. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Blackberry CreekPhotos from Stellar MLS listings in Blackberry Creek; content deemed reliable but not guaranteed.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 20 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($380K) IS the median in the snapshot above, and the move from 2025 ($375K) IS the +1.3% one-year change.
Windows contain 0 to 11 sales each (5 in the current window); every figure carries its sample size, and thin markets swing on single closings. Based on Stellar MLS data distributed by MLS GRID for the period 2006 through 2026. Deemed reliable but not guaranteed.
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Osceola 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 · Osceola 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.
20% of homes for sale in ZIP 34769 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 (2026-11-08).
Blackberry Creek Market Scorecard
Blackberry Creek is currently a balanced market..
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Stellar MLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in Blackberry Creek
Live MLS inventory for Blackberry Creek. 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 Blackberry Creek listings as of 2026-11-02, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2006 through 2026. Tap any home to ask about it.
Blackberry Creek on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from Stellar MLS. Map data © OpenStreetMap contributors.
Life at Blackberry Creek
- Special Community Restrictions · reported on 1 of 5 listings
Community amenities as reported across Stellar MLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
Schools
- Osceola County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Lakeview Elem (K 5) · Elementary
- Neptune Middle (6-8) · Middle
- St. Cloud High School · High
Zoned schools reflect the assignments reported on recent Blackberry Creek listings and can change; always confirm with Osceola County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Blackberry Creek address.
Recent Developments in Blackberry Creek
Development, infrastructure, retail, and school activity affecting Blackberry Creek, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- September 2026Infrastructure
CFX holds public meetings on 14-mile toll road through part of Split Oak Forest
The Central Florida Expressway Authority held public meetings on Sept. 16 and 17 for a 14-mile road from State Road 417 near Boggy Creek Road in Orange County to Nova Road in Osceola County. CFX says portions could begin construction next year and that the road would ease traffic on Narcoossee Road. The agency faces a legal challenge from Orange County and is pursuing an eminent domain case.
What it may mean for the marketIf built, the road would add a new east-west route between Lake Nona and St. Cloud, changing commute options and access to east Orange and Osceola land. The site is about 11 miles northeast of Blackberry Creek.
Source: Spectrum News 13 - August 2026Civic
St. Cloud council approves $6.7 million downtown apartment and parking garage agreement
The City Council unanimously approved an agreement with Atlantic Housing Partners for apartments and a parking garage next to City Hall. The Community Redevelopment Agency contributes $6.25 million and the city $460,000. The garage would hold 450 to 500 spaces, with 250 reserved for apartment residents.
What it may mean for the marketNew downtown rental housing and public parking would add residents and parking capacity to the St. Cloud core. The site is about 2 miles southeast of Blackberry Creek.
Source: Spectrum News 13 - March 2026Development
Orlando approves the 380-acre Dowden Central Community Development District in Lake Nona
Orlando approved the Dowden Central Community Development District, a roughly 380-acre district in the Lake Nona area of southeast Orlando, in March 2026. The district provides the framework to build roads, drainage, utilities, and parks for future development phases.
What it may mean for the marketA new community development district lays the groundwork for large-scale growth in the Lake Nona area, a step that typically precedes new housing and commercial activity nearby. The site is about 8 miles north of Blackberry Creek.
Source: ClickOrlando
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 Blackberry Creek buying strategy.
If we were buying in Blackberry Creek 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 Blackberry Creek.
A closer look at the Blackberry Creek market
At a median of $216 per square foot, Blackberry Creek prices sit in a fairly defined band, so condition and updates — more than the list price — tend to separate one home from the next.
The trailing-12-month median up 1% year over year. Homes that do trade take a median 24 days on market, useful leverage on any listing that has lingered.
The housing stock is 177 homes built between 1991 and 1998, and 79% of parcels are homesteaded — the owner-occupancy proxy in the Florida DOR assessment roll.
The location and the amenities are priced into every listing in Blackberry Creek. 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 Blackberry Creek 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 (7.5). Basis: Recent Direction +1.3% year-over-year; Owner Commitment 79% owner-occupied; Pricing Power 97.4% sale-to-list. Refreshed with each data update.
Tools for a Blackberry Creek 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 Blackberry Creek sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Blackberry Creek, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Blackberry Creek home worth?
Get a no-obligation home value based on real comparable sales in Blackberry Creek, 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 Blackberry Creek on the map →
Recently off market in Blackberry Creek
Homes in Blackberry Creek that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 1 on record.
- 3832 Blackberry Circle · off market
| Location | St Cloud, Osceola County, FL · ZIP 34769 |
|---|---|
| Homes in the community | 177 (FL DOR 2025 assessment roll) |
| Years built | 1991–1998 (median 1995) |
| Typical living area | 1,957 sq ft (median) |
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | Park, Playground, Special Community Restrictions |
| For sale right now | 0 active, 1 pending |
| Owner-occupied (homestead) share | 79% |
Data as of November 6, 2026. Based on Stellar MLS data distributed by MLS GRID for the period 2026 through 2026; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Blackberry Creek key facts,” movewithmomentum.com/neighborhoods/blackberry-creek-st-cloud, data as of November 6, 2026.
Housing distress & ownership in Blackberry Creek, St Cloud
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. Based on Stellar MLS data distributed by MLS GRID for the period October 2026 through October 2026. Deemed reliable but not guaranteed.
Every Home for Sale in Blackberry Creek Right Now (1)
All 1 active and pending Blackberry Creek listings with a detail page, newest first, refreshed twice a day from the MLS.
- 3700 Bramble Court · $335,000 · 3 bd / 2 ba · pending · listed Oct 23, 2026 · listed by Re/Max Downtown
More St Cloud home searches
- All homes for sale in St Cloud, FL
- Homes for sale in Osceola County, FL
- Gated communities in St Cloud
- St Cloud home values: what is my house worth?
St Cloud guides & data
- Market data
- Cost of living
- Best neighborhoods
- Flood zones
- Property taxes (Osceola County)
- Homestead exemption (Osceola County)
- New construction
- New construction (Osceola County)
Florida buyer guides
- Florida home insurance rates by county
- Florida property tax by county
- Florida property tax calculator
- What flood zone X means
- The 4-point inspection, explained
- Florida flood insurance calculator
- Florida housing market map
- Interactive housing market map (county, ZIP and community)
- Save Our Homes tax estimator
- How to stop a foreclosure in Florida
Real estate agent in St Cloud? Join Momentum in St Cloud: 100% commission, one $12K cap.
Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- Blackberry Circle (24 homes on record)
- Blackberry Circle (13 homes on record)
- Blackberry Circle (12 homes on record)
- Blackberry Circle (9 homes on record)
- Blackberry Circle (3 homes on record)
- Blackberry Circle (1 homes on record)
What it really costs to own in Blackberry Creek
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| HOA dues | Median $29/month across 7 MLS listings (most billed semi-annually; 2026-11-08). Dues cover what the documents say they cover; ask for the budget and reserve study. |
|---|---|
| Home and flood insurance | The average Citizens Property Insurance premium in Osceola County is $1,735/yr (2,188 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. |
| Roof and age | Median build year 1995 across 5 listings. An original roof here would be about 31 years old; under Florida's 2022 reform (SB 2-D) carriers may require an inspection past 15 years, so budget for a roof report, and for replacement where it fails. |
Email me new listings in Blackberry Creek
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about Blackberry Creek
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Blackberry Creek will answer, and the answer is published on this page for the next buyer.
Frequently Asked Questions
What is the median home price in Blackberry Creek?
How long do homes in Blackberry Creek take to sell?
How many homes are in Blackberry Creek?
What share of Blackberry Creek is owner-occupied?
When were the homes in Blackberry Creek built?
Who is the best real estate agent for Blackberry Creek?
How do I find a top St Cloud real estate agent who knows Blackberry Creek?
Can Momentum Realty connect me with an agent for Blackberry Creek?
Where is Blackberry Creek, and what county is it in?
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: November 2, 2026) |
| Community market stats | Stellar MLS closed sales, 12-month windows ending September 20, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (4 streets, ZIP 34769)) |
| Under-contract shares | Stellar MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2006 (70 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 Stellar MLS 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?
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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. A Momentum agent can price yours against live local comps.
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See how Blackberry Creek fits the bigger picture — live prices, inventory, and Momentum Scores:
More on Blackberry Creek
- Home values · What homes in Blackberry Creek actually sell for