Blackwater Creek
Homes for Sale in Jacksonville, FL
True comps, carrying-cost math, and listings before the portals.
As of September 2026, the MLS records 33 closed sales in Blackwater Creek in Jacksonville, FL since 2006, the most recent in December 2025. Recorded prices across those 33 sales ran from $185,000 to $535,000 (median $280,000), on homes of 1,976 to 2,817 sq ft. Across Jacksonville as a whole, 8,846 homes closed in the last 12 months at a median of $305,375, 44 median days on market, with 2,385 homes for sale today. At that median and Duval County's FY2025-26 rate of 17.86 mills, annual property tax runs about $5,000 ($4,270 with the full homestead exemption).
Blackwater Creek is a Jacksonville community in Duval County, and with a closings window of just two, the recent sales data here is thin. That matters: when only a handful of homes have traded, no single median tells you the real story, and price is driven far more by the condition and specifics of each individual home than by any neighborhood-wide trend.
For a buyer, that means judging each listing on its own merits rather than assuming a going rate. For a seller, it means pricing off your home's actual condition and features, not off a comp set that may be too small to lean on. The right listing agent will build a case property by property here.
The 60-Second Overview
Blackwater Creek sits within Jacksonville's Duval County market. With a limited number of recent closings, this is a community best read home by home rather than by broad averages.
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.
Who Blackwater Creek is best for.
Best for
- Buyers who can be patient and act decisively when a suitable home lists
- Buyers who value condition and lot specifics over chasing a headline price
- Sellers ready to price and market their home on its own merits
Probably not for
- Buyers who need many homes on the market to compare at once
- Buyers wanting a clear, data-heavy going rate before committing
- Sellers expecting a fast sale driven by high neighborhood turnover
The market around Blackwater Creek
Blackwater Creek is too small for its own price trend, so here is the market around it.
In ZIP 32223, 110 homes are on the market and 30% are under contract — a fast-moving corner of Jacksonville.
Across Duval County, 3,972 homes are active and 1,630 pending (29% under contract).
ZIP and county figures describe the wider market, not Blackwater Creek specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in Blackwater Creek, Jacksonville
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.
Recent Developments in Blackwater Creek
Development, infrastructure, retail, and school activity affecting Blackwater Creek, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- July 2026Development
JWB secures funding for 108 affordable housing units in Jacksonville
Jacksonville Today reported that JWB Real Estate Capital secured about $28.59 million in gap funding for 108 income-restricted units across three Westside sites on Tracy, Justina and Ricker roads. Plans include 38 townhome-style units and two sets of 35 efficiency units, priced at or below 60% of area median income for 50 years. Groundbreaking is expected by September 2026 with completion in 2027.
What it may mean for the marketAdds new income-restricted rental and townhome housing supply on the Westside, increasing the stock of long-term affordable units and drawing public and tax-credit investment into three infill sites. The project is about 11 miles northwest of Blackwater Creek, elsewhere in Duval County.
Source: Jacksonville Today - July 2026Development
Culinary Institute of America selects Jacksonville for Southeast campus
News4Jax reported that the Culinary Institute of America chose downtown Jacksonville for its Southeast hub, to be located at 330 E. Bay Street on the Northbank riverfront. The campus would anchor a $160.5 million hotel and convention center development. The city previously approved up to $35 million in incentives, and the Downtown Investment Authority is finalizing agreements on design and property details.
What it may mean for the marketAnchors a major downtown riverfront redevelopment that pairs an educational campus with hotel and convention space, adding institutional and commercial investment to the urban core alongside Riverfront Plaza and Pearl Square. The project is about 13 miles north of Blackwater Creek, elsewhere in Duval County.
Source: News4Jax - June 2026Development
Hillwood contracts with the City of Jacksonville for 192 acres at AllianceFlorida at Cecil Commerce Center
Master developer Hillwood contracted with the City of Jacksonville for 192 acres at AllianceFlorida at Cecil Commerce Center on Jacksonville's Westside, continuing the buildout of the former Naval Air Station Cecil Field into an industrial and logistics park.
What it may mean for the marketContinued absorption of large industrial parcels at Cecil signals sustained employment growth on the Westside, which can support housing demand across nearby communities. The project is about 17 miles west of Blackwater Creek, elsewhere in Duval County.
Source: Jax Daily Record - June 2026Infrastructure
First Coast Expressway advances as an economic-development corridor across Clay and St. Johns
The First Coast Expressway (State Road 23), a tolled beltway looping around the west and south of the Jacksonville metro, continued to open land for development along its corridor, with the final St. Johns County phase from Interstate 95 to east of County Road 2209 in progress. FDOT held a St. Johns County open house on the final phase in January 2026.
What it may mean for the marketNew limited-access highway capacity shortens commutes and opens adjacent land, changes that have historically shaped where new communities and demand concentrate. The site is about 11 miles southwest of Blackwater Creek.
Source: Jax Daily Record - May 2026Retail & Dining
Grocery-anchored retail center proposed in Durbin Park
A grocery-anchored retail center was proposed at Durbin Park, the large mixed-use development near Interstate 95 and County Road 210 in northern St. Johns County, adding to the district's existing stores, restaurants, and Walmart-anchored core.
What it may mean for the marketAdded grocery and retail at Durbin Park deepens everyday conveniences in northern St. Johns County, an amenity factor that can support demand for surrounding communities. The site is about 6 miles southeast of Blackwater Creek.
Source: Jax Daily Record - February 2026Retail & Dining
Durbin Park Walmart plans an expansion
The Walmart anchoring Durbin Park filed plans to expand in early 2026, reinforcing the retail core of the Interstate 95 and County Road 210 district in northern St. Johns County.
What it may mean for the marketInvestment in Durbin Park's retail anchor signals continued commercial strength in northern St. Johns County, which can reinforce the appeal of nearby residential areas. The site is about 6 miles southeast of Blackwater Creek.
Source: Jax Daily Record
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 Blackwater Creek buying strategy.
If we were buying in Blackwater 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 Blackwater Creek.
Reading a thin-data market
The defining feature of Blackwater Creek right now is how few homes have closed recently. A short closings window is not a knock on the community — plenty of solid neighborhoods simply turn over slowly — but it does change how you should approach a purchase or sale. When there are few comparables, condition, layout, and lot specifics carry more weight in the final number than any published median.
Practically, that puts a premium on fieldwork: walking the actual homes, understanding what has and hasn't sold, and setting expectations off verifiable specifics rather than a small sample. Buyers should be prepared to move deliberately when the right home appears; sellers should expect their price to be argued from the property itself.
The location and the amenities are priced into every listing in Blackwater Creek. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a low-volume community like Blackwater Creek, generic pricing tools fall short — there simply isn't enough recent activity to lean on. We work the ground: the individual homes, the true condition of each listing, and what a limited comp set can and can't support. That is how you avoid overpaying as a buyer or mispricing as a seller when the data is thin.
Blackwater Creek 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 Blackwater 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 Blackwater Creek sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Blackwater 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 Blackwater Creek home worth?
Get a no-obligation home value based on real comparable sales in Blackwater 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.
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Should you buy in Blackwater Creek?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | realMLS records, as of 2026-09-05 |
| Historical depth | Closed-sale records back to 2006 (33 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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