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.
Swipe or use the arrows → tap any photo to enlarge
Cornwell Survey
Cornwell Survey
Cornwell Survey
Cornwell Survey
Cornwell Survey
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, 64 homes are on the market and 22% are under contract — a steady corner of Hilliard.
Across Nassau County, 517 homes are active and 179 pending (26% 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.
See homes for sale in Cornwell Survey on the map →
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 November 2026.
- October 2026Development
Downtown board backs $49M incentive for 31-story Fleet Landing Riverside tower
The Downtown Investment Authority voted 7-0 on Oct. 21 to advance a $49.27 million, 20-year, 75% Recapture Enhanced Value Grant for Fleet Landing Riverside. The 31-story senior living tower is proposed at 111 Riverside Ave., the former Haskell headquarters site in Brooklyn. The item now goes to City Council.
What it may mean for the marketA large residential tower on the Riverside Avenue corridor would add construction activity and daily foot traffic to Brooklyn and the nearby Northbank, supporting nearby retail and dining demand. The site is about 5 miles south of Cornwell Survey.
Source: Jacksonville Today - October 2026Market
Northeast Florida home sales dip in September as inventory tightens
Closed sales across the six-county Northeast Florida Association of Realtors area fell 7.7% year over year to 1,608, with the median price at $398,566, up 2.8%. Active inventory dropped 18.4% to 6,348 homes. Median prices were $344,000 in Duval, $575,000 in St. Johns, $355,000 in Clay and $496,500 in Nassau.
What it may mean for the marketLower inventory with softer sales volume points to a thinner supply of listings across all four counties, with Clay the only one of the four showing a year-over-year price decline. The site is about 4 miles southeast of Cornwell Survey.
Source: Clay Today - October 2026Development
FSCJ opens large automated semiconductor training lab, a first for Florida
Florida State College at Jacksonville has built a fully automated lab it describes as the first of its kind in Florida for its size. Students train on electrical, robotics, mechatronics, AI inspection and control systems used in chip manufacturing. The college says it aims to help draw semiconductor companies to Northeast Florida and prepare workers for local manufacturers.
What it may mean for the marketA regional technical-training pipeline can support recruitment of advanced manufacturers, which would widen the local employment base. The site is about 4 miles southeast of Cornwell Survey.
Source: News4JAX - 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 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
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.
Ask an agent about Cornwell Survey
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Cornwell Survey will answer, and the answer is published on this page for the next buyer.
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?
How do I find a top Hilliard real estate agent who knows Cornwell Survey?
Can Momentum Realty connect me with an agent for Cornwell Survey?
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 2026-11-14 |
| Historical depth | Closed-sale records back to 2013 (19 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 listings in Northeast Florida sold at 99.1% of final list price vs. 98.6% for the market, in a median 31 days vs. 41 (realMLS, 12 months to Nov 2026). A Momentum agent can price yours against live local 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.
See how Cornwell Survey fits the bigger picture — live prices, inventory, and Momentum Scores: