True comps, carrying-cost math, and listings before the portals.
An established single-family Middleburg community of about 269 homes on large lots, with a quiet, country-edge setting.
Listings before the portals, true comps, and the renovation and carrying-cost math, before you tour.
Brannan Mill Plantation is a single-era build: every home in the community dates to 2002-2004, with a median living area of 1,644 square feet, so the price story here is about condition and lot rather than mixed vintage. The median sale price sits at $269,900 (about $176.75 per square foot), and that figure has climbed 145% since 2012 -- a long runway of appreciation for a community built in the early 2000s.
The near-term read is more cautious. Prices are down 11.5% year over year, and with only 5 closings in the tracked window and just 1 active listing, the sample is thin enough that a single sale can move the median. Months of supply reads 2.4, which lands in seller-leaning territory, but with inventory this limited, sellers should not assume automatic competitive bidding, and buyers should not assume they are locked out either. Price against the comparable set, not the headline trend.
🟡 Balanced market. 2.4 months of supply and 67% of the inventory already under contract put buyers and sellers on roughly even footing.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 July 14, 2026. Confidence: Medium (3 active and pending listings, 5 closed sales in 12 months).
🔴 Off the recent peak. The trailing-12-month median ($270K) is down 11.5% from the prior 12 months ($305K) and up 145% since 2012. With about a dozen 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 realMLS closed sales, 12-month windows ending July 14. Confidence: Low (5 and 7 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated July 14, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
Brannan Mill Plantation market snapshot (as of July 14, 2026): the median sale price is about $270K ($177 per sq ft over the trailing 12 months of closed sales), a median 35 days on market for closed sales, and 2.4 months of supply, a balanced market. The trailing-12-month median is down 12% from the prior 12 months and up 145% since 2012, computed from record-level realMLS closed sales (5 closings in the current window).
Brannan Mill Plantation is a community of 255 homes in Middleburg, Clay County, built between 2002 and 2004 (median 2003), with a median living area of about 1,644 square feet. 62% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Built out entirely between 2002 and 2004, Brannan Mill Plantation is a 255-home community in Middleburg where 61.6% of homes carry a homestead exemption, and turnover is slow enough that active inventory can run down to a single listing at a time.
=======Brannan Mill Plantation market snapshot (as of June 25, 2026): the median sale price is about $317K ($179 per sq ft), with homes averaging 212 days on market and 4.0 months of supply, a buyer-leaning market (limited data). Based on 6 recent closings in live Stellar MLS data.
Brannan Mill Plantation is an established single-family community in Middleburg, Clay County, in the 32068 ZIP code, of about 269 homes (neighborhoods.com, 2026; Watson Realty, 2026). It dates to about 2002 with construction completed around 2004.
The community is known for spacious homes on large lots, offering a quieter, more open setting than denser production subdivisions (uphomes.com, 2026). Because homes were built in the early 2000s, confirm the roof and systems age on the specific house.
A homeowners association oversees the community; confirm the current dues, what they cover, and the reserve posture for the specific home (Florida-HOA.net, 2026). Middleburg sits at the country edge of the Clay County metro, close to Orange Park retail and reachable to Jacksonville for work.
The location is the trade-off and the appeal: more lot and a quieter setting for the money, in exchange for a longer commute to downtown Jacksonville and the beaches. Price a home on its condition and lot size, comparing against the closest Middleburg sale.
>>>>>>> origin/mainAerial and on-site photos of Brannan Mill Plantation. Swipe to explore the community.
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Brannan Mill PlantationPhotos from realMLS listings in Brannan Mill Plantation; content deemed reliable but not guaranteed.
Tight supply and strong demand favor sellers here. Homes still take about two months to sell, though, and with asking prices running above recent sales per square foot, a prepared buyer has room on anything overpriced. Reading each home against the real comps, not the headline trend, is where the edge is.
Live from Stellar MLS, as of June 25, 2026. Refreshed twice daily. Months of supply, days on market, and the contract-to-listing ratio are computed from current Brannan Mill Plantation listings and the trailing twelve months of closed sales.
Our proprietary read on how a home in Brannan Mill Plantation buys, holds, and resells. See the five factors.
Live MLS inventory for Brannan Mill Plantation. 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 · 84 daysTop listing
Active · 339 days
Pending · 36 daysActive and pending Brannan Mill Plantation listings as of 2026-06-25, priced high to low. Source: Listings courtesy of Stellar MLS as distributed by MLS GRID.. Tap any home to ask about it.
Every active, pending, and recently sold home, plotted. Toggle the layers, color the dots by status or lot type, and tap a home for the details.
Listing locations from Stellar MLS; lot type inferred from listing descriptions. Destination pins are approximate. Map data © OpenStreetMap, tiles © CARTO. Flood, school, and commute overlays are on the roadmap.
The location is the everyday-convenience case: shopping, schools, and the major roads are all a manageable drive.
Drive times from Brannan Mill Plantation. They are approximate and vary with traffic and your exact start point.
Distances and drive times are approximate and vary with traffic. Confirm your real commute at your real departure time.
Explore more neighborhoods near Brannan Mill PlantationHomes for Sale in Middleburg, FL with Momentum Realty’s local guides.
Carrying cost · the no-CDD edge
No CDD bond means thousands less per year than newer master plans.
Roughly $25,000 saved over 10 years in carrying cost, before resale.
Illustrative. NE Florida CDD assessments commonly run $1,500-$3,500+/yr and vary by community; verify per property.
Brannan Mill Plantation is served by Clay County Public Schools. Assignment is by address and can change, so confirm the exact zoned elementary, middle, and high schools for any specific home, plus any magnet or choice options. Treat published ratings as a starting point, not the full story.
Buying with schools in mind? We can confirm the exact zoned schools for any Brannan Mill Plantation address.
What actually bears on this purchase, sourced and dated. We do not publish a figure we have not verified.
Our read on what is being built around Brannan Mill Plantation, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.
Large-lot, country-edge setting
Clay County millage and homestead
Direction, significance, and effect-radius ratings are Momentum's proprietary, qualitative read of the sourced items below, not investment advice or a prediction for any specific home.
Development, infrastructure, retail, and school activity affecting Brannan Mill Plantation, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated June 2026.
Showing the latest, scroll for all updates ↓
The 2024 millage set by Clay County determines the county portion of the property-tax bill for Middleburg parcels (Clay County Property Appraiser, 2024). Why it matters: Pull the actual tax line and homestead status for the specific home from the Clay County Property Appraiser, plus the FEMA flood zone and a bindable insurance quote, rather than the seller's estimate. Source
Brannan Mill Plantation is a community of about 269 homes built from about 2002 to 2004 in Middleburg, known for spacious homes on large lots (neighborhoods.com, 2026; uphomes.com, 2026). Why it matters: Confirm the lot size, any well or septic, and the systems age on the specific home in this early-2000s community. Source
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.
If we were buying in Brannan Mill Plantation, this is the order of operations we would run, and the one we run for our clients.
Confirm the lot and utilities. Verify the lot size, and whether the home is on well or septic versus county water and sewer.
Get the HOA budget. Confirm the current dues, what they cover, the reserve balance, and any planned special assessment.
Judge the specific house. On an early-2000s home, confirm the roof, HVAC, and systems age; price off condition and a current inspection.
Pull the flood zone and an insurance quote. Middleburg parcels can sit in different FEMA zones; get the zone and a bindable quote during diligence.
Time your real commute. Drive your actual route to work at rush hour, since Middleburg trades distance for lot and value.
On mobile, tap any heading below to open it. This is the home by home, lot by lot, club and renovation detail, organized so you can jump straight to what matters to you.
Brannan Mill Plantation is an established single-family community of about 269 homes in Middleburg, Clay County (32068), built from about 2002 to 2004, known for spacious homes on large lots (neighborhoods.com, 2026; Watson Realty, 2026). It offers a quieter, country-edge setting at Clay County prices, close to Orange Park retail and reachable to Jacksonville, with a homeowners association overseeing the community.
Three honest price bands. Condition and lot, not the square footage alone, decide where a home lands.
Here are the broad resale bands in Brannan Mill Plantation today. The right home is the one matched to your budget and the renovation math, so seeing fitting listings early is the edge.
An early-2000s home that needs cosmetic or systems work on a good lot. Price it on condition and confirm the utilities and flood zone before you write.
An updated home on a spacious lot, which is what most buyers here want. The lot size and Clay pricing are the story; pay for genuine condition.
The larger homes on the biggest lots, fully updated. The premium reflects lot size and condition; confirm it against the closest Middleburg comp.
Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.
Three realistic price bands. Where a home lands comes down to condition and lot, not square footage alone.
Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.
The factors that actually move value in Brannan Mill Plantation, condition, lot, and the renovation math, read from current listings and recent sales.
Renovated-listing inventory in Brannan Mill Plantation is too thin right now to compute a reliable renovation premium. We read condition home by home against real comps before you offer.
On a preferred homesite (water, preserve, corner, or a larger lot), the homesite is the part of your money the market gives back at resale. The house can be renovated; the lot cannot, so premium lots hold their value better than interior ones. How much more they command varies by frontage, view, and condition, which is why we read it home by home against real comparable sales rather than a single headline figure.
Most buyers overpay on interior lots in the back half of the community. A sharp renovation can distract you, but the weaker resale position follows the lot, not the finishes. We read the homesite before the kitchen.
Our read on the factors that protect resale here, and the one to manage.
Momentum analysis based on the community's structure, location, lot scarcity, and housing stock. Not a guarantee of future value.
The strongest value pocket is usually a renovated home on a good lot priced just under the next tier up. Buyers chasing the single biggest house often pay top prices for what is really a renovation project.
The same five mistakes cost buyers the most in any market. Every one is avoidable with the right preparation before you tour.
1The agent on the sign works for the seller. In a market where condition swings price by hundreds of thousands, negotiating against that agent with no one in your corner is the costliest move of all.
2A dated home looks like a deal until you price the roof, HVAC, pool, and full modernization honestly. Underbudget the reno and the bargain becomes the expensive house.
3A premium homesite (water, preserve, or a preferred position) carries a real, durable premium. Pay a top price for an interior lot and you are buying the weakest version of the value.
4Two similar homes can cost very differently to own once the HOA, any CDD, insurance, and upkeep are priced in. Buyers who do not run the full monthly carrying cost misread the real number.
5An older home means older systems unless updated. Roof age, HVAC age, pool equipment, and prior renovations drive both price and insurability, and a thorough inspection matters more here than in a new build.
Brannan Mill Plantation sells space and large lots at Clay County prices in a quiet Middleburg setting. The deal is not in a brochure; it is in the lot, the home's condition and utilities, and a Middleburg comp set.
Our proprietary 0 to 10 read across the five factors that decide how a home here buys, holds, and resells.
Momentum Intelligence Scores are our proprietary, qualitative assessment based on the analysis on this page, on a 0 to 10 scale. They are a framework for comparing communities, not a guarantee of future value or advice on a specific home.
Most pages on this community are an automated estimate wrapped in stock copy. This one is built from the live Stellar MLS feed, fourteen years of closed sales, and a renovation-by-renovation read of what actually moves value here, lot by lot. No automated estimate, no guesswork.
Where the value actually sits. Each home is shaded by its price per square foot (a value read, not just a price) and ringed by lot type, so you can see at a glance which pockets carry a real, durable premium and where a renovation play makes sense.
Fill = price per square foot; ring = lot type, inferred from listing descriptions. Sold homes are shown by realized $/sqft (lot type not always recorded). Asking and recent-sold figures from Stellar MLS; for orientation, not an appraisal.
Brannan Mill Plantation is a large-lot single-family community, so lot value is driven above all by size and privacy, then by the home's condition and utilities. A larger or more private lot carries the clear premium, while a smaller interior lot is the value play. Because the community dates to the early 2000s and sits at the country edge, the honest approach is to price each home on its lot, condition, and utilities, and to compare it against the closest recent Middleburg sale, factoring in Clay County taxes.
Brannan Mill Plantation is governed by a homeowners association with dues that fund the common areas; confirm the current figure, what it covers, and the reserve balance directly with the association.
The HOA generally funds the common areas and entrance; with single-family homes on large lots, the owner is responsible for the house, lot, and any well or septic. Confirm exact inclusions.
Brannan Mill Plantation is an established single-family community rather than a dense amenity-campus one; confirm any shared facilities with the association.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and view, not an automated estimate. The right number comes from closed comps matched to your renovation level and lot.
Your buyer is cross-shopping Middleburg and the Clay County edge, so sell what is specific: your lot size, your home's updates and systems, the utilities, the flood zone, and the HOA dues.
Sold-to-list and days-on-market figures reflect Momentum Realty listings versus our market average, year to date. Your home's result depends on pricing, condition, lot, view, and preparation.
Because buyers here are weighing your home against renovated comps and cross-shopping Landing at Brannan Field, a home priced to the community average instead of its true condition and view either leaves money on the table or sits. A renovated kitchen, newer roof and HVAC, and a golf or lake view all deserve to show up in your price, and a buyer pool reading renovation math needs to be shown why your home is worth it. We build that case with real comps and a pricing strategy for the current market.
Get a no-obligation home value based on real comparable sales in Brannan Mill Plantation matched to your condition, lot, and view, 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 Brannan Mill Plantation on the map →
Median sale price over the trailing 12 months ending July 14 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($270K) IS the median in the snapshot above, and the move from 2025 ($305K) IS the -11.5% one-year change.
Windows contain 5 to 16 sales each (5 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.
Before the list price, the Florida math the portals skip. These are Clay 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 · Clay 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.
29% 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 (2026-07-18).
Brannan Mill Plantation is currently a strong seller's market. About 2.4 months of supply, a median asking price of $307,500, and homes go under contract in about 93 days.
Typical home value in the 32068 ZIP is $327,915, about 20.3% below the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Live MLS inventory for Brannan Mill Plantation. 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 · 103 daysTop listing
Pending · 343 days
Pending · 48 daysActive and pending Brannan Mill Plantation listings as of 2026-07-14, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from realMLS. Map data © OpenStreetMap, tiles © CARTO.
Community amenities as reported across realMLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
Brannan Mill Plantation is currently a strong seller's market. About 2.4 months of supply, a median asking price of $307,500, and homes go under contract in about 93 days.
Typical home value in the 32068 ZIP is $327,915, about 20.3% below the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Stellar MLS, distributed by MLS GRID, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
If we were buying in Brannan Mill Plantation 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 Brannan Mill Plantation.
With just 1 active listing and 5 closings in the tracked window, Brannan Mill Plantation does not generate the volume of a high-turnover subdivision. That is consistent with a 61.6% homestead share -- most homes here are owner-occupied rather than cycled as rentals -- and it means the median 35 days on market reflects a handful of transactions rather than a broad trend line.
The math on price is straightforward given the facts: a median of $269,900 works out to $176.75 per square foot against a median 1,644-square-foot home built in the 2002-2004 window. The 145% climb since 2012 is the headline number for anyone comparing this to a purchase price from a decade or more ago; the 11.5% year-over-year dip and a market heat score of 23 are the more current signal, and together they point to a market that has cooled from a recent peak even as supply stays tight at 2.4 months.
The location and the amenities are priced into every listing in Brannan Mill Plantation. The deal is won or lost on condition, the comps, and the renovation math.
Our proprietary 0 to 10 read across the factors that decide how a home in Brannan Mill Plantation 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 5 factors (6.7). Basis: Long-Term Appreciation +145% since 2012; Recent Direction -11.5% year-over-year; Liquidity & Demand 2.4 months of supply; Owner Commitment 62% owner-occupied; Pricing Power 96.8% sale-to-list. Refreshed with each data update.
A market with 1 active listing and 5 recent closings does not generate enough volume for a computer-generated price estimate to be reliable, and Momentum does not publish one for this community. What this market needs is a hand-prepared comparison against the actual closed sales in its 2002-2004 build window, tracked as new listings and closings happen, since the next transaction can meaningfully shift the median in a market this thin.
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
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 Brannan Mill Plantation sales matched to your home.
If you are thinking about selling in Brannan Mill Plantation, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
Get a no-obligation home value based on real comparable sales in Brannan Mill Plantation, 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 Brannan Mill Plantation on the map →
An honest fit check. We will tell you when it is not your community.
| Live listings | realMLS, refreshed twice daily (last: July 14, 2026) |
| Community market stats | realMLS closed sales, 12-month windows ending July 14, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (community parcel extract) |
| Under-contract shares | realMLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2002 (245 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 your area comps.
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Zoom out before you decide: see the Clay County market guide or every community in the Neighborhood Finder.
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Buying or researching Clay County? See the full Clay County real estate market report - prices, inventory, schools, taxes, and every Clay County neighborhood.
Own a home here?
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 local market average and 8 days faster, and we’ll price yours against live your area comps.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
