Brantley Farms
Homes for Sale in Hilliard, FL
True comps, carrying-cost math, and listings before the portals.
As of September 2026, the MLS records 4 closed sales in Brantley Farms in Hilliard, FL since 2004, the most recent in April 2025. Across Hilliard as a whole, 62 homes closed in the last 12 months at a median of $282,500, 63 median days on market, with 23 homes for sale today. At that median and Nassau County's FY2025-26 rate of 13.28 mills, annual property tax runs about $3,750 ($3,250 with the full homestead exemption).
Brantley Farms is a small, mixed-vintage pocket in Hilliard, with just 67 homes on record and a build span running from 1936 all the way to 2024. That is a wide age range for a community this size, and it tells you the single biggest price driver here is condition and vintage, not a uniform product. A restored older home and a recent build can sit blocks apart, so price is set home by home rather than by a neighborhood band. Expect a wide spread and price accordingly.
With a median year built of 1995 and median living space around 1,941 square feet, the typical home here is midsize and mature. A homestead share near 65% points to a base of owner-occupants rather than a churn-heavy rental market, which tends to mean slower, more deliberate turnover. For a buyer, that means less inventory pressure but also more variability in what shows up; for a seller, it means your specific home's updates and finish level will carry the negotiation.
The 60-Second Overview
Brantley Farms is a compact Nassau County community in Hilliard where housing stock ranges from prewar to brand-new, so no two listings are truly comparable on age or condition alone.
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 Brantley Farms is best for.
Best for
- Buyers seeking a midsize home around 1,900+ square feet who value a quieter, owner-occupied setting
- Buyers open to a range of vintages, including older homes, who will underwrite condition carefully
- Long-hold buyers who prefer slower turnover and a settled community over a high-churn market
Probably not for
- Buyers who need consistent, new-only construction with predictable finishes
- Investors looking for high transaction volume and easy flip comps
- Buyers who require a large, always-available selection to choose from at any moment
The market around Brantley Farms
Brantley Farms is too small for its own price trend, so here is the market around it.
In ZIP 32046, 59 homes are on the market and 20% are under contract — a steady corner of Hilliard.
Across Nassau County, 513 homes are active and 206 pending (29% under contract).
ZIP and county figures describe the wider market, not Brantley Farms specifically. Momentum Research analysis of MLS records.
The Brantley Farms buying strategy.
If we were buying in Brantley Farms 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 Brantley Farms.
A condition-driven market, not a cookie-cutter one
The 1936–2024 build range is the headline fact here. In a neighborhood of 67 homes, that spread means you are effectively shopping several different products under one name: older homes that may need work or may already be renovated, homes from the mid-1990s median era, and newer construction. Because of that, list-to-close outcomes depend heavily on the individual home rather than a neighborhood trend line.
The roughly 65% homestead share is worth weighing. It suggests a settled ownership base and limited investor flip activity, which usually translates to steadier, slower turnover and fewer distressed comps to lean on. That's a double-edged fact: buyers get less bidding chaos but fewer options at any given moment, and sellers should not assume a nearby sale sets their price when the homes differ this much in age and finish.
The location and the amenities are priced into every listing in Brantley Farms. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a 67-home community with an eight-decade build range, pricing comes down to reading condition, vintage, and updates against a thin set of comparables. That is exactly where local, home-by-home analysis beats a broad average. We price and negotiate off the specific asset in front of us, not a neighborhood headline number, so buyers don't overpay for age they can't see and sellers don't leave money on an updated home.
Brantley Farms 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 Brantley Farms 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 Brantley Farms sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Brantley Farms, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Brantley Farms home worth?
Get a no-obligation home value based on real comparable sales in Brantley Farms, 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 Brantley Farms?
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 2004 (4 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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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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The real cost & risk here
Before the list price, the Florida math the portals skip. These are Nassau 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 · Nassau 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.