Cameron Oaks
Homes for Sale in Middleburg, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Cameron Oaks is a young subdivision — every home dates to the 2020–2022 build window, with a median build year of 2021. That means price here is driven less by vintage and more by condition, lot, and finish level on near-identical construction. The median sits at $311,500, or about $167 a square foot on a typical 1,856-square-foot home, which is a lot of consistency across a small pool of 181 homes.
The posture right now is soft. Prices are off 4.2% year over year, days on market run just under 40, and the heat score of 38 points to a market that favors patient buyers over sellers. Sellers should price to the current median rather than last year's, and expect to negotiate; buyers have room to be selective on condition rather than chasing anything that lists.
Cameron Oaks right now
🟢 Buyer-leaning market. 9.0 months of supply and 0% of the inventory already under contract give buyers above-average negotiating leverage.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, 4 closed sales in 12 months).
🟡 Off the recent peak. The trailing-12-month median ($312K) is down 4.2% from the prior 12 months ($325K). With about 27 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 (4 and 7 sales in the two windows).
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Updated July 14, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Cameron Oaks market snapshot (as of July 14, 2026): the median sale price is about $312K ($167 per sq ft over the trailing 12 months of closed sales), a median 39 days on market for closed sales, and 9.0 months of supply, a buyer-leaning market. The trailing-12-month median is down 4% from the prior 12 months, computed from record-level realMLS closed sales (4 closings in the current window).
Cameron Oaks is a community of 181 homes in Middleburg, Clay County, built between 2020 and 2022 (median 2021.0), with a median living area of about 1,856 square feet. 61% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Cameron Oaks is a compact, newly built community in Middleburg where the homes are close in age and size, so the differences that move price come down to condition and lot rather than era or architecture.
The setting & the homes.
Aerial and on-site photos of Cameron Oaks. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Cameron OaksPhotos from realMLS listings in Cameron Oaks; content deemed reliable but not guaranteed.
Who Cameron Oaks is best for.
Best for
- Buyers targeting move-in-ready 2020s construction around the low-$300s who value low near-term maintenance
- Patient buyers comfortable negotiating in a market tilted their way
- Owner-occupants planning to stay long enough to ride out a soft price cycle
Probably not for
- Buyers who want an older or architecturally varied home
- Short-horizon buyers or flippers needing quick resale liquidity in a small, softening market
- Anyone counting on near-term appreciation rather than steady occupancy
Price History: What Homes Here Have Actually Sold For
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 ($312K) IS the median in the snapshot above, and the move from 2025 ($325K) IS the -4.2% one-year change.
Windows contain 4 to 75 sales each (4 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.
The real cost & risk here
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).
Cameron Oaks Market Scorecard
Cameron Oaks is currently a buyer-leaning market. About 9.0 months of supply, a median asking price of $325,000, and homes go under contract in about 69 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in Cameron Oaks
Live MLS inventory for Cameron Oaks. 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 Cameron Oaks listings as of 2026-07-14, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
Cameron Oaks on the map.
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.
Life at Cameron Oaks
- Playground · reported on 3 of 4 listings
- Park · reported on 1 of 4 listings
- Dog Park · reported on 1 of 4 listings
Community amenities as reported across realMLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
The Cameron Oaks buying strategy.
If we were buying in Cameron Oaks 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.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
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 Cameron Oaks.
A new-build pocket with owner-occupant weight
With just 181 homes all built within a three-year span, Cameron Oaks trades like a single product line. The typical home runs around 1,856 square feet at roughly $167 per square foot, so pricing tends to cluster; the spread you see is condition- and lot-driven, not the wide range you'd find in an older, mixed-vintage neighborhood.
A homestead share above 61% tells you the majority of these homes are owner-occupied, which generally means steadier upkeep and fewer distressed listings. The trade-off is a thin resale pool — only four closings in the sampled window — so comps are limited and each new sale carries real weight in setting the next price.
The location and the amenities are priced into every listing in Cameron Oaks. 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 Cameron Oaks 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 4 factors (5.1). Basis: Recent Direction -4.2% year-over-year; Liquidity & Demand 9.0 months of supply; Owner Commitment 61% owner-occupied; Pricing Power 97.5% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a small, near-identical subdivision, the difference between a fair price and an overpay comes down to reading condition against a shallow comp set. We track every closing in Cameron Oaks and can tell you where a given listing sits against the median — and in a market drifting down 4.2% year over year, that read is what keeps you from chasing a stale price on either side of the deal.
Cameron Oaks in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA — confirm current dues
- 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 Cameron Oaks 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 Cameron Oaks sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Cameron Oaks, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Cameron Oaks home worth?
Get a no-obligation home value based on real comparable sales in Cameron Oaks, 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 Cameron Oaks on the map →
Frequently Asked Questions
What is the median home price in Cameron Oaks?
How long do homes in Cameron Oaks take to sell?
Is Cameron Oaks a buyer's or seller's market right now?
How many homes are in Cameron Oaks?
What share of Cameron Oaks is owner-occupied?
When were the homes in Cameron Oaks built?
Do cash buyers compete in Cameron Oaks?
Who is the best real estate agent for Cameron Oaks?
How do I find a top Middleburg real estate agent who knows Cameron Oaks?
Can Momentum Realty connect me with an agent for Cameron Oaks?
Should you buy in Cameron Oaks?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Cameron Oaks with Momentum Realty’s local guides.
Data sources & freshness
| 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 (street-list match (6 streets, ZIP 32068)) |
| Under-contract shares | realMLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2020 (188 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 your area comps.
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