Creekside
Homes for Sale in Lake Butler, FL
True comps, carrying-cost math, and listings before the portals.
Over the 12 months ending 2026-10-23, 22 recorded sales closed at a median of $534,500, $226 per square foot, a median 34 days on market. At the median price and Union County's FY2025-26 rate of 17.23 mills, annual property tax runs about $9,210 ($8,510 with the full homestead exemption).
Creekside sits in Lake Butler, in Union County, and it trades on the fundamentals of a small inland market rather than on any single headline number. With no median price or inventory count in front of me, I'd treat pricing here as condition-driven and property-specific: the spread between a well-kept home and one that needs work tends to be wide in markets this size, so comparables matter more than any general trend line.
For buyers, that means patience and a willingness to underwrite each home on its own merits. For sellers, it means presentation and honest pricing do the heavy lifting, because there isn't a deep buyer pool to absorb an aggressive ask. This is a market where getting the details right on a single listing moves the outcome.
Figures in this note are as of July 12, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Nearby homes for sale
No active listings inside Creekside right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
Creekside market snapshot (as of October 23, 2026): the median sale price is about $534K ($226 per sq ft over the trailing 12 months of closed sales), and a median 34 days on market for closed sales.
In ZIP 32054 (Lake Butler), 29 homes closed in the last 12 months at a median of $170K ($141/sq ft), down 8.0% year over year, with a median 20 days on market. Right now 2 active and 2 pending listings — a balanced market. See the live ZIP 32054 housing market and the Union County market.
realMLS (Northeast Florida) sales records identify 265 homes in Creekside that have changed hands since 2001, built between 1945 and 2022 (median 2019), with a median living area of about 2,102 sq ft and a typical 4-bedroom, 2.5-bath layout; 91% are single-family homes. Source: realMLS (Northeast Florida) closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
Creekside is a community within Lake Butler in Union County, an inland Northeast Florida market where individual home condition and location within the area shape value more than any broad market average.
Who Creekside is best for.
Best for
- Buyers seeking a quieter inland setting who will underwrite each home on its own condition
- Owner-occupants planning a longer hold rather than a quick flip
- Sellers willing to invest in presentation and price to their home's actual condition
Probably not for
- Buyers who need a wide, always-available selection of listings
- Investors counting on fast resale liquidity or high turnover
- Anyone who wants a big-market pace with many competing buyers driving the deal
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending October 23 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($534K) IS the median in the snapshot above.
Windows contain 0 to 22 sales each (22 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.
25% of homes for sale in ZIP 32054 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 (2026-10-20).
The Creekside buying strategy.
If we were buying in Creekside 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 Creekside.
A small-market read
In a market the size of Lake Butler, thin transaction volume is the defining feature. Fewer sales means each closed comparable carries more weight, and a single unusual sale can distort the picture. We lean on the specifics of a given property rather than assuming a neighborhood-wide pattern applies to your deal.
Location within Union County also does real work here. Access to town amenities, lot size, and the practical realities of an inland setting all factor into what a home is worth. We'd rather walk you through those particulars than hand you a number that pretends the whole area moves in lockstep.
The location and the amenities are priced into every listing in Creekside. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
Smaller markets reward local knowledge and honest comps over volume-based algorithms. We track what actually sells in and around Lake Butler, we tell you when a listing is priced past its condition, and we'll say plainly when Creekside isn't the right fit for your goals rather than talk you into a market you don't need.
Creekside in 15 seconds.
Tools for a Creekside 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 Creekside sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Creekside, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Creekside home worth?
Get a no-obligation home value based on real comparable sales in Creekside, 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 Creekside on the map →
Housing distress & ownership in Creekside, Lake Butler
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. Based on Stellar MLS data distributed by MLS GRID for the period October 2026 through October 2026. Deemed reliable but not guaranteed.
Email me new listings in Creekside
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about Creekside
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Creekside will answer, and the answer is published on this page for the next buyer.
Frequently Asked Questions
What is the median home price in Creekside?
How long do homes in Creekside take to sell?
Who is the best real estate agent for Creekside?
How do I find a top Lake Butler real estate agent who knows Creekside?
Can Momentum Realty connect me with an agent for Creekside?
Where is Creekside, and what county is it in?
Should you buy in Creekside?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | realMLS closed sales, 12-month windows ending October 23, 2026 |
| Under-contract shares | realMLS records, as of 2026-10-20 |
| Historical depth | Closed-sale records back to 2010 (24 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 local comps.
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See how Creekside fits the bigger picture — live prices, inventory, and Momentum Scores:
Schools serving nearby communities
We do not have a confirmed school assignment for Creekside. These are the public schools most often assigned to other communities in ZIP 32054 / 32095 / 32207 / 32223; zones change and vary by address, so confirm with the district before you buy.
- Mandarin Middle School · middle (assigned to 39 nearby communities)
- Mandarin High School · high (assigned to 39 nearby communities)
- Loretto Elementary School · PreK-5 (Duval, magnet technology) (assigned to 28 nearby communities)
- Hendricks Avenue Elementary School · PreK-5 (assigned to 16 nearby communities)
- Alfred I. duPont Middle School · 6-8 (assigned to 13 nearby communities)
Assignments from district data for neighboring communities; grades are official Florida Department of Education school grades (2025-26).
Nearby Communities
Explore more neighborhoods near Creekside with Momentum Realty’s local guides.