Cedar Haven
Homes for Sale in Hilliard, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of REMI REALTY, LLC · via realMLS
Cedar Haven is a small pocket in Hilliard — 35 homes built between 1989 and 2018, with the middle of the pack dating to 2005. That spread matters more than any single number here: you are shopping across nearly three decades of construction, so condition and updates, not square footage alone, are what set price on any given listing. The median home runs a little over 2,000 square feet, which is a usable, mid-size footprint rather than a starter or an estate.
With a community this compact, one closing can move the story, so read individual homes rather than trends. The high homestead share — roughly 77% owner-occupied — points to a settled, hold-long ownership base and thin turnover. For a buyer, that means patience: inventory is limited and you may wait for the right home. For a seller, a well-prepared, updated listing stands out precisely because comparable stock rarely hits the market.
Cedar Haven right now
🟢 Buyer-leaning market. 12.0 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 15, 2026. Confidence: Low (1 active and pending listings, 1 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated July 15, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The setting & the homes.
Aerial and on-site photos of Cedar Haven. Swipe to explore the community.
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Cedar HavenPhotos from realMLS listings in Cedar Haven; content deemed reliable but not guaranteed.
Who Cedar Haven is best for.
Best for
- Buyers planning to stay put for years who value a stable, owner-occupied community over turnover
- Buyers who want roughly 2,000 square feet and are willing to weigh condition against age
- Renovation-comfortable buyers who can take on an older home and update it over time
Probably not for
- Buyers who need to choose from many active listings right now
- Buyers on a tight budget with no room for near-term systems replacement on an older home
- Buyers wanting new-construction uniformity rather than a mix of build years and conditions
The market around Cedar Haven
Cedar Haven is a small community — 10 recorded sales on file, most recently in 2025 — too few for its own price trend. Here is the market around it.
In ZIP 32046, 48 homes are on the market and 23% are under contract — a steady corner of Hilliard.
Across Nassau County, 513 homes are active and 187 pending (27% under contract).
Homes here are single family residence.
ZIP and county figures describe the wider market, not Cedar Haven specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Cedar Haven
Live MLS inventory for Cedar Haven. 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 Cedar Haven listings as of 2026-07-14, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
Schools
- Nassau County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Hilliard · Elementary
- Hilliard · Middle
- Hilliard · High
Zoned schools reflect the assignments reported on recent Cedar Haven listings and can change; always confirm with Nassau County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Cedar Haven address.
The Cedar Haven buying strategy.
If we were buying in Cedar Haven 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 Cedar Haven.
A settled community that trades on condition
The build range tells you what to underwrite. Homes from the late 1980s and 1990s will be on their second round of major systems — roof, HVAC, water heater — while the newer end of the range, into 2018, should have more life left in the mechanicals. Budget your inspection dollars accordingly and don't assume two similar-sized homes carry the same near-term maintenance bill.
At a median just over 2,000 square feet, most of these are practical single-family homes on a rural-edge Nassau County footprint rather than dense subdivision product. With only 35 homes and heavy owner occupancy, price discovery is uneven — a single updated sale or a single tired one can skew the picture, so lean on the specific home in front of you over any community-wide average.
The location and the amenities are priced into every listing in Cedar Haven. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a 35-home community with thin turnover, the data is too sparse to trust blindly — you need someone reading each listing on its own merits. We track what actually moves in Cedar Haven and Hilliard, weigh the age-versus-condition tradeoff on every home, and tell you plainly when a listing is priced on hope rather than substance.
Cedar Haven 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 Cedar Haven 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 Cedar Haven sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Cedar Haven, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Cedar Haven home worth?
Get a no-obligation home value based on real comparable sales in Cedar Haven, 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 Cedar Haven on the map →
27% of homes for sale in ZIP 32046 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).
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.
Frequently Asked Questions
Is Cedar Haven a buyer's or seller's market right now?
How many homes are in Cedar Haven?
What share of Cedar Haven is owner-occupied?
When were the homes in Cedar Haven built?
Do cash buyers compete in Cedar Haven?
Who is the best real estate agent for Cedar Haven?
How do I find a top Hilliard real estate agent who knows Cedar Haven?
Can Momentum Realty connect me with an agent for Cedar Haven?
Should you buy in Cedar Haven?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Cedar Haven with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: July 14, 2026) |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (3 streets, ZIP 32046)) |
| Under-contract shares | realMLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2004 (21 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?
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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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