Cornwell Survey
Homes for Sale in Hilliard, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of CHRISTIE'S INTERNATIONAL REAL ESTATE FIRST COAST · via realMLS
Cornwell Survey is a condition-driven market, not a spec-sheet market. With homes spanning from 1920 to 2024 and a median build year of 1990, what you pay here tracks the individual house — its updates, its systems, its lot — far more than any neighborhood average. Two homes on the same street can price very differently depending on what has been touched since they were built.
The median home runs about 1,792 square feet, so this is a mid-sized inventory rather than a large-footprint one. For a buyer, that spread of vintages means you can find genuinely renovated stock or genuinely dated stock, and your inspection matters. For a seller, the takeaway is the same in reverse: presentation and updates are what separate a strong number from an average one.
Figures in this note are as of July 12, 2026. The live market numbers elsewhere on this page update nightly and are newer.
The 60-Second Overview
Cornwell Survey sits in Hilliard, in Nassau County, and reads as an established, mixed-vintage community rather than a single-builder subdivision — expect variety in age, size, and condition across its roughly 89 homes.
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.
The setting & the homes.
Aerial and on-site photos of Cornwell Survey. Swipe to explore the community.
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Cornwell SurveyPhotos from realMLS listings in Cornwell Survey; content deemed reliable but not guaranteed.
Who Cornwell Survey is best for.
Best for
- Buyers comfortable evaluating older systems and budgeting for updates on a mixed-age home
- Owner-occupants planning to stay, who value an established, high-homestead pocket over quick turnover
- Buyers seeking a mid-sized home around the 1,792 sq ft median rather than maximum square footage
Probably not for
- Buyers who need new construction only and won't consider older vintages
- Buyers wanting a large, uniform subdivision with predictable pricing
- Buyers on a tight timeline who can't wait out limited turnover for the right updated home
The market around Cornwell Survey
Cornwell Survey is too small for its own price trend, so here is the market around it.
In ZIP 32046, 73 homes are on the market and 22% are under contract — a steady corner of Hilliard.
Across Nassau County, 584 homes are active and 186 pending (24% under contract).
ZIP and county figures describe the wider market, not Cornwell Survey specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in Cornwell Survey, Hilliard
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 Cornwell Survey buying strategy.
If we were buying in Cornwell Survey 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 Cornwell Survey.
A mixed-vintage pocket where the house sets the price
The century-wide build range is the single most important thing to understand here. A 1990 median tells you the middle of the market leans toward homes now in their thirties, but the presence of both 1920s stock and 2024 construction means there is no uniform product. Financing, insurance, and inspection expectations will differ sharply from one address to the next, so generalizations do not travel well in this community.
Owner-occupancy is meaningful, with a homestead share of about 65 percent. That points to a community held largely by people living in their homes rather than turned over quickly, which tends to support steadier condition on the ground but also thinner turnover. Buyers should be prepared to move when the right updated home appears; sellers benefit from the relative scarcity of well-kept, move-in-ready inventory.
The location and the amenities are priced into every listing in Cornwell Survey. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market this vintage-diverse, the number that matters is the one on the specific house, and getting that right takes local underwriting on age, systems, and condition rather than a pull from an averaged snapshot. We price and negotiate address by address in Hilliard, and we will tell you plainly when a listing's asking number is not supported by its condition.
Cornwell Survey in 15 seconds.
Tools for a Cornwell Survey 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 Cornwell Survey sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Cornwell Survey, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Cornwell Survey home worth?
Get a no-obligation home value based on real comparable sales in Cornwell Survey, 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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Recent Developments in Cornwell Survey
Development, infrastructure, retail, and school activity affecting Cornwell Survey, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- October 2026Retail & Dining
Council committee defers vote on incentives for Downtown Publix at 119 W. Beaver St.
The Finance Committee deferred a $49.65 million incentive package for Gateway Jax's $140.15 million high-rise anchored by a Publix at 119 W. Beaver St. The tower is planned with 259 apartments and about 400 parking spaces. The committee is scheduled to revisit the bill Nov. 4, the day after the Amendment 3 vote.
What it may mean for the marketThe timing of the first full-size grocery store in the Downtown core depends on the incentive vote, affecting nearby retail access. The site is about 4 miles south of Cornwell Survey.
Source: Jacksonville Today - September 2026Infrastructure
JEA advances about $690 million in infrastructure projects including Fulton Cut transmission line raise near JAXPORT
JEA is moving forward with three water reclamation projects (Blacks Ford in northwest St. Johns County, over $220 million; near Jacksonville International Airport, about $193 million; East Arlington, just under $165 million) and the $117 million Fulton Cut transmission line clearance over the St. Johns River near Blount Island. Fulton Cut, shared with JAXPORT and the city, is expected to finish in summer 2027 and all four projects by 2030.
What it may mean for the marketRaised power lines support larger ship access to port terminals, and new reclamation capacity supports growth in surrounding areas. The site is about 10 miles east of Cornwell Survey.
Source: News4JAX - September 2026Development
Gateway Jax seeks more than $70 million in city incentives for Riverfront Plaza tower and Hotel Merrydelle
Gateway Jax is requesting about $55.4 million in incentives for a 17-story, roughly $271.5 million Riverfront Plaza tower with 130 to 170 hotel rooms and 50 to 150 residences on Independent Drive. It also seeks a $15 million loan for the nearly $50 million renovation of the former Ambassador Hotel at 420 Julia Street. The Downtown Investment Authority board votes Sept. 16 and City Council has the final say.
What it may mean for the marketIf approved, the projects would add hotel rooms, residences and restaurants along the Downtown riverfront. The site is about 5 miles south of Cornwell Survey.
Source: Jacksonville Today - September 2026Development
Downtown review board approves concept for first new University of Florida graduate campus building in LaVilla
The Downtown Development Review Board voted 7-0 on Sept. 10 for a six to eight story, roughly 185,000 square foot academic building on a 2.34-acre site bounded by West Bay, Forsyth and North Lee streets. It is the first new building in a multiphase UF graduate and semiconductor institute campus estimated at $345 million. UF hopes to break ground in December, pending final design review and permitting.
What it may mean for the marketA large graduate campus adds education and technology jobs and daytime foot traffic to the western Downtown core. The site is about 5 miles south of Cornwell Survey.
Source: Jacksonville Today - August 2026Builder Activity
Century Communities adds Hidden Lake and Mills Bridge communities in Nassau County
Century closed on Hidden Lake near Amelia Walk, a planned 275-unit community on 80-foot lots, its second self-developed community in Nassau County. It also plans Mills Bridge, a 144-home community on 40 and 50 foot lots, with sales projected to begin in Q1 2027. Its 247-unit Concourse Crossing in Fernandina Beach sold its last home in Q1 2026.
What it may mean for the marketNew-home inventory in the Fernandina Beach area is increasing, with different lot sizes serving different buyer budgets. The project is about 19 miles northeast of Cornwell Survey, elsewhere in Nassau County.
Source: Nassau NewsLine - February 2026Infrastructure
JAXPORT details $250M Blount Island modernization and record cargo in 2026 State of the Ports
At its February 2026 State of the Ports address, JAXPORT outlined a $250 million modernization of Blount Island's container and vehicle-handling capabilities and reported record fiscal-2025 cargo volumes. The port also said an air-draft expansion to accommodate larger ships is on track to finish by the end of 2026.
What it may mean for the marketContinued heavy investment in the Blount Island port complex anchors long-term industrial employment on the northeast side, a structural demand driver for the surrounding area. The site is about 10 miles east of Cornwell Survey.
Source: News4Jax
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.
Frequently Asked Questions
How many homes are in Cornwell Survey?
What share of Cornwell Survey is owner-occupied?
When were the homes in Cornwell Survey built?
Who is the best real estate agent for Cornwell Survey?
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Should you buy in Cornwell Survey?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Cornwell Survey with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: August 15, 2026) |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (3 streets, ZIP 32046)) |
| Under-contract shares | realMLS records, as of 2026-10-20 |
| Historical depth | Closed-sale records back to 2005 (26 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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