Deer Run
Homes for Sale in Callahan, FL
True comps, carrying-cost math, and listings before the portals.
As of September 2026, the MLS records 38 closed sales in Deer Run in Callahan, FL since 2010, the most recent in January 2025. Recorded prices across those 38 sales ran from $35,150 to $675,000 (median $282,927), on homes of 1,144 to 3,225 sq ft. Across Callahan as a whole, 57 homes closed in the last 12 months at a median of $287,500, 38 median days on market, with 14 homes for sale today. At that median and Nassau County's FY2025-26 rate of 13.28 mills, annual property tax runs about $3,760 ($3,250 with the full homestead exemption).
Deer Run isn't a single-vintage subdivision — the homes here span from 1950 to 2024, with the median build landing around 2005. That range tells you price is driven less by a fixed floor plan and more by condition, age, and how much updating a given home has seen. Expect a wide spread rather than a tidy tier of comparable listings, and plan to underwrite each property on its own merits.
With roughly 73 homes and about 80% carrying a homestead exemption, this is a hold-and-live-in community, not a churn of quick flips. That owner-occupied posture usually means fewer listings hit the market at once, so timing matters more than it would in a higher-turnover neighborhood. Sellers benefit from the scarcity; buyers should be ready to move when the right home in the right condition appears.
The 60-Second Overview
Deer Run is a small, largely owner-occupied pocket of Callahan in Nassau County, where a median living area north of 2,200 square feet points to real single-family space rather than starter footprints.
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 Deer Run is best for.
Best for
- Buyers prioritizing living space and lot over a dense, amenitized subdivision
- Long-hold owners comfortable in a low-turnover, mostly homesteaded community
- Renovation-tolerant buyers willing to underwrite an older home on condition
Probably not for
- Shoppers who need many comparable listings on the market at once
- Buyers wanting uniform, newer-only construction with predictable finishes
- Investors chasing rapid turnover in a heavily owner-occupied pocket
The market around Deer Run
Deer Run is too small for its own price trend, so here is the market around it.
In ZIP 32011, 53 homes are on the market and 42% are under contract — a fast-moving corner of Callahan.
Across Nassau County, 515 homes are active and 202 pending (28% under contract).
ZIP and county figures describe the wider market, not Deer Run specifically. Momentum Research analysis of MLS records.
Recent Developments in Deer Run
Development, infrastructure, retail, and school activity affecting Deer Run, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- July 2026Builder Activity
Wildlight subdivision advances in Yulee as the master-planned community expands
Rayonier's Wildlight master-planned community continued adding residential phases in Yulee in mid-2026, part of a long-range plan that pairs new housing with its commerce park and town center near Interstate 95.
What it may mean for the marketOngoing residential expansion at a large master-planned community adds new supply and amenities in the Yulee area, which can influence pricing and competition for nearby communities. The site is about 10 miles northeast of Deer Run.
Source: Jax Daily Record - March 2026Development
First Wildlight Commerce Park speculative building opens in Yulee
The first speculative building at Wildlight Commerce Park opened in March 2026, adding move-in-ready industrial and flex space to Rayonier's Wildlight community in Nassau County near Interstate 95 and A1A.
What it may mean for the marketNew employment and commerce space at Wildlight strengthens the live-and-work profile of the Interstate 95 and A1A area in Nassau County, a factor that can support nearby residential demand. The site is about 10 miles northeast of Deer Run.
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.
The Deer Run buying strategy.
If we were buying in Deer Run 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 Deer Run.
A condition-driven market, not a cookie-cutter one
The defining feature here is age diversity. A neighborhood with homes built anywhere from 1950 through 2024 doesn't have one comp set — it has several. Older homes may carry larger lots or original systems; newer construction brings updated everything. The median year built of 2005 is a midpoint, not a norm, so lean on inspections and honest condition assessments over headline averages.
The median living area of about 2,237 square feet signals genuine room to spread out, consistent with a semi-rural Callahan setting rather than a dense infill tract. That combination — space plus a mix of vintages — is why the single median price figure only tells part of the story. What a home has done to its kitchen, roof, and systems will move value more than the address alone.
The location and the amenities are priced into every listing in Deer Run. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a small, low-turnover community with a wide age range, generic pricing tools fall apart. We read each home against its own condition and vintage instead of a blended average, and we know how thin the active inventory can get in a place like Deer Run — which is exactly when representation on timing and negotiation earns its keep, whether you're listing or buying.
Deer Run in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- 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 Deer Run 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 Deer Run sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Deer Run, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Deer Run home worth?
Get a no-obligation home value based on real comparable sales in Deer Run, 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 all homes for sale in Callahan →
Should you buy in Deer Run?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | realMLS records, as of 2026-09-05 |
| Historical depth | Closed-sale records back to 2010 (38 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 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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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.