Blackwater Creek
Homes for Sale in Middleburg, FL
True comps, carrying-cost math, and listings before the portals.
As of September 2026, the MLS records 1 closed sale in Blackwater Creek in Middleburg, FL, the most recent in May 2008. Across Middleburg as a whole, 666 homes closed in the last 12 months at a median of $315,000, 46 median days on market, with 218 homes for sale today. At that median and Clay County's FY2025-26 rate of 15.05 mills, annual property tax runs about $4,740 ($4,150 with the full homestead exemption).
Blackwater Creek sits in Middleburg, out in Clay County, and the price story here is driven far more by the individual home than by any tidy market average. Lot, condition, and how much work an owner has put in tend to set the number, so two homes with similar square footage can land in very different places. That means the listing you're looking at has to be read on its own merits, not against a headline figure.
Because this is a specific community in a more spread-out part of the region, both sides benefit from patience and preparation. Sellers who present a home in genuinely move-in condition give themselves the strongest hand; buyers who know exactly what they want can move decisively when the right property surfaces rather than waiting for a large rotating inventory.
The 60-Second Overview
Blackwater Creek is a Middleburg community in Clay County, a bit removed from the denser Jacksonville-side corridors and appealing to buyers who want more room and a quieter setting over walkable convenience.
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 prioritizing lot size and a quieter setting over proximity to retail and highways
- Buyers comfortable evaluating a home on its condition and budgeting for updates
- Buyers who can act decisively when the right property comes up rather than waiting on a large inventory
Probably not for
- Buyers who want walkable shops, dining, and a short commute
- Buyers unwilling to take on any repair or update work
- Buyers who need a broad, fast-moving selection to compare at once
The market around Blackwater Creek
Blackwater Creek is too small for its own price trend, so here is the market around it.
In ZIP 32068, 459 homes are on the market and 27% are under contract — a steady corner of Middleburg.
Across Clay County, 1,267 homes are active and 451 pending (26% 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, 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 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 Middleburg community
Out here in Clay County, the trade you're making is space and setting in exchange for distance from the busier retail and commuter arteries. That's a feature for some buyers and a dealbreaker for others, and it's worth being honest with yourself about how much daily driving you're willing to do before you fall for a specific house.
Within Blackwater Creek, condition does most of the pricing work. A home that's been maintained and updated will command a premium over one that needs systems or cosmetic work, and the spread between the two can be wide. Walk each property with that in mind and budget for what you actually see, not for what the exterior suggests.
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
We cover Clay County communities like Blackwater Creek closely enough to tell you when a given home is fairly priced for its condition and when it isn't. In a market where the property in front of you matters more than any average, that on-the-ground read is the difference between overpaying and buying well.
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.
See all homes for sale in Middleburg →
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 2026-09-08 |
| Historical depth | Closed-sale records back to 2008 (1 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 local comps.
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