Cottonwood
Homes for Sale in Middleburg, FL
True comps, carrying-cost math, and listings before the portals.
Photo via realMLS
Cottonwood is a compact, tightly-defined subdivision in Middleburg, built out over a short window in the early 2000s. With 113 homes and a median build year of 2003, the stock is consistent in age and floor plan vintage, which means what drives price here is far less about square footage and far more about condition. A median of roughly 1,596 living square feet tells you the typical home is right-sized rather than expansive, and the spread in value tends to come from what a seller has done to the interior since the original build.
The homestead share sits at 57.5%, which points to a community held largely by owner-occupants rather than turned over as rentals. For a seller, that generally means a steadier, less churny inventory picture. For a buyer, it means you are often competing for a home someone has actually lived in and maintained, so leading with a clean, well-documented offer matters more than trying to time a soft patch that may not come.
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
Cottonwood is a small early-2000s enclave in Middleburg where the homes share a common vintage and a modest, practical footprint, so the real story of any listing is condition and updates rather than size.
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 Cottonwood is best for.
Best for
- Buyers seeking an efficient, single-generation floor plan in Clay County
- Owner-occupant buyers who plan to stay and want a maintained, updated home
- Value-focused buyers willing to renovate a dated interior to build equity
Probably not for
- Buyers who need substantially more than roughly 1,600 square feet
- Investors chasing a heavy-rental community, given the majority owner-occupant profile
- Buyers wanting brand-new construction rather than early-2000s stock
The market around Cottonwood
Cottonwood is too small for its own price trend, so here is the market around it.
In ZIP 32068, 409 homes are on the market and 22% are under contract — a steady corner of Middleburg.
Across Clay County, 1,279 homes are active and 403 pending (24% under contract).
ZIP and county figures describe the wider market, not Cottonwood specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in Cottonwood, Middleburg
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 Cottonwood buying strategy.
If we were buying in Cottonwood 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 Cottonwood.
A uniform vintage, priced on condition
Because Cottonwood was built between 2002 and 2004, the homes came out of the ground with similar bones and similar original finishes. That uniformity is useful: it makes comparables cleaner and it makes it easier to see where a seller has invested. A kitchen, roof, or HVAC that has been addressed will separate one home from an otherwise similar neighbor, and that is where most of the price variation lives.
At a median near 1,596 square feet, these are efficient homes rather than sprawling ones. Buyers who want a manageable single-story layout in Clay County will find the size a feature, not a compromise; buyers who need substantial additional room should look carefully before assuming they can find it here. Verify the specifics of any individual home rather than assuming the median describes it.
The location and the amenities are priced into every listing in Cottonwood. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a small, condition-driven community like Cottonwood, the difference between a strong price and a weak one is knowing which updates the market actually rewards and which comps genuinely apply. We read this micro-market closely, price to condition rather than to a broad average, and tell you plainly when a given home does or does not fit what you are after.
Cottonwood in 15 seconds.
Tools for a Cottonwood 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 Cottonwood sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Cottonwood, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Cottonwood home worth?
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Recent Developments in Cottonwood
Development, infrastructure, retail, and school activity affecting Cottonwood, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated November 2026.
- October 2026Retail & Dining
Grumpy's opens largest location yet on Fleming Island
Grumpy's opened at 1803 East-West Parkway in the former Dick's Wings and Grill space, with a Oct. 12 grand opening after benefit soft-opening dinners on Oct. 9 and 10. At 5,352 square feet it is the chain's largest of six Northeast Florida locations, seating up to 190. The owners plan a third restaurant.
What it may mean for the marketA large breakfast-and-lunch restaurant filling a vacant East-West Parkway space adds a dining option on Fleming Island. The project is about 10 miles east of Cottonwood, elsewhere in Clay County.
Source: Clay Today - September 2026Infrastructure
County Road 220 widening and Little Black Creek bridge replacement open to traffic in Clay County
The project finished ahead of schedule, with a new four-lane bridge over Little Black Creek replacing a 1947 structure. Phase 1 began in December 2024 with intersection improvements at Rideout Ferry Road, and Phase 2 began in January 2025. Officials say it should ease traffic along the corridor.
What it may mean for the marketA four-lane CR 220 corridor improves commute capacity for Fleming Island and Middleburg area drivers. The site is about 6 miles east of Cottonwood.
Source: News4JAX - June 2026Development
Hillwood contracts with the City of Jacksonville for 192 acres at AllianceFlorida at Cecil Commerce Center
Master developer Hillwood contracted with the City of Jacksonville for 192 acres at AllianceFlorida at Cecil Commerce Center on Jacksonville's Westside, continuing the buildout of the former Naval Air Station Cecil Field into an industrial and logistics park.
What it may mean for the marketContinued absorption of large industrial parcels at Cecil signals sustained employment growth on the Westside, which can support housing demand across nearby communities. The site is about 6 miles north of Cottonwood.
Source: Jax Daily Record - June 2026Builder Activity
Hyland Trail to bring over 3,000 homes to Lake Asbury in Clay County
News4Jax reported that Hyland Trail, along with the related Edenbrooke and The Glens communities, will bring more than 3,000 new homes to the Lake Asbury area of Clay County. Homes are being built by Dream Finders, Pulte and Lennar, with a Lodge amenity center featuring a beach-entry pool, splash zone, exercise facility and pickleball courts. Edenbrooke includes an age-restricted, low-maintenance home section.
What it may mean for the marketAdds a large volume of new single-family housing supply and a private amenity center to the Lake Asbury area, expanding for-sale inventory across a range of home sizes and price points. The project is about 9 miles southeast of Cottonwood, elsewhere in Clay County.
Source: News4Jax - June 2026Infrastructure
First Coast Expressway advances as an economic-development corridor across Clay and St. Johns
The First Coast Expressway (State Road 23), a tolled beltway looping around the west and south of the Jacksonville metro, continued to open land for development along its corridor, with the final St. Johns County phase from Interstate 95 to east of County Road 2209 in progress. FDOT held a St. Johns County open house on the final phase in January 2026.
What it may mean for the marketNew limited-access highway capacity shortens commutes and opens adjacent land, changes that have historically shaped where new communities and demand concentrate. The site is about 12 miles southeast of Cottonwood.
Source: Jax Daily Record - April 2026Development
Hillwood seeks to mass-grade an AllianceFlorida site for a possible 1 million-square-foot building
Hillwood asked to mass grade a site at AllianceFlorida at Cecil Commerce Center to prepare for a possible 1 million-square-foot building, a step that typically precedes a large industrial or distribution user committing to the Westside park.
What it may mean for the marketA build-ready million-square-foot pad points to a potential large employer on the Westside, the kind of jobs anchor that can lift demand for nearby housing. The site is about 6 miles north of Cottonwood.
Source: Jax Daily Record
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 Cottonwood?
What share of Cottonwood is owner-occupied?
When were the homes in Cottonwood built?
Who is the best real estate agent for Cottonwood?
How do I find a top Middleburg real estate agent who knows Cottonwood?
Can Momentum Realty connect me with an agent for Cottonwood?
Should you buy in Cottonwood?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Cottonwood with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: November 12, 2026) |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (3 streets, ZIP 32068)) |
| Under-contract shares | realMLS records, as of 2026-11-12 |
| Historical depth | Closed-sale records back to 2015 (6 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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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.
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