Duckwater Woods
Homes for Sale in Middleburg, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of EXIT INSPIRED REAL ESTATE · via realMLS
Duckwater Woods is a small, established pocket of Middleburg: 66 homes with build years spanning 1974 through 2024 and a median build year of 1997, on a median living area of about 1,526 square feet. That half-century spread means renovation and update status likely does more to set a given home's value than the calendar year it was built, since a fully updated older home and an untouched newer one can sit at very different points even at similar size. No community amenities are identified in current MLS listings, so there is no clubhouse or shared-facility fee structure to factor in.
As of this snapshot there are zero active listings in Duckwater Woods, so this is a community to monitor rather than one to shop by browsing today. About 64% of the 66 homes carry a homestead exemption, which points to a base of owner-occupied properties on the tax roll rather than a heavily rental or transient mix. With no current inventory, a buyer set on this specific pocket should be ready to move quickly once something surfaces, and a seller here should expect limited direct competition at listing.
Duckwater Woods right now
🟢 Buyer-leaning market. 12.0 months of supply and 50% of the inventory already under contract give buyers above-average negotiating leverage.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of realMLS records, as of August 23, 2026. Confidence: Low (2 active and pending listings, 1 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated August 23, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Duckwater Woods spans five decades of Middleburg home building, from 1974 to 2024, packed into just 66 homes with no active listings and no identified community amenities as of this snapshot.
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 Duckwater Woods. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Duckwater WoodsPhotos from realMLS listings in Duckwater Woods; content deemed reliable but not guaranteed.
Who Duckwater Woods is best for.
Best for
- A buyer specifically targeting Duckwater Woods who is prepared to act fast when one of its 66 homes comes to market, given zero current listings.
- A buyer comfortable assessing each home's condition individually, since builds here range from 1974 to 2024 rather than following one construction era.
- A buyer who wants a small, established Middleburg pocket rather than a large community built around shared amenities, since none are identified here.
Probably not for
- A buyer who wants to compare multiple active listings before committing; there are currently none in Duckwater Woods.
- A buyer who wants on-site amenities like a clubhouse or pool as part of the purchase decision; none are identified in current MLS listings for this community.
- A buyer set on only newer construction; the median build year here is 1997, with homes on the roll dating back to 1974.
The market around Duckwater Woods
Duckwater Woods is too small for its own price trend, so here is the market around it.
In ZIP 32068, 460 homes are on the market and 28% are under contract — a steady corner of Middleburg.
Across Clay County, 1,172 homes are active and 480 pending (29% under contract).
ZIP and county figures describe the wider market, not Duckwater Woods specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in Duckwater Woods, 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.
Homes For Sale Right Now in Duckwater Woods
Live MLS inventory for Duckwater Woods. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending Duckwater Woods listings as of 2026-08-23, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
Duckwater Woods on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from realMLS. Map data © OpenStreetMap, tiles © CARTO.
Schools
- Clay County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Middleburg High School (Clay County District Schools, verify by address)FLDOE grade A · High
- Wilkinson Junior High School or your address-zoned middle school (verify by address) · Middle
- J.L. Wilkinson Elementary School or your address-zoned elementary school (verify by address) · Elementary
Grades are official Florida Department of Education school grades for 2025-26. Assignments are reported as of the 2025-26 year and can change; always confirm with Clay County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Duckwater Woods address.
The Duckwater Woods buying strategy.
If we were buying in Duckwater Woods 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.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
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 Duckwater Woods.
Fifty years of building, one small pocket
The build-year range here, 1974 to 2024, is unusually wide for a single named community of only 66 homes, and the median build year of 1997 sits roughly in the middle of it. That mix means two homes of similar median living-area size (about 1,526 square feet) can differ substantially in systems, layout, and finish depending on where they fall in that range, so a buyer should evaluate each home on its own condition rather than assuming build era alone tells the story.
Momentum's snapshot draws on the last two years of tracked closings for Duckwater Woods, and even measured against that window there are zero active listings today. That is a thin-inventory signal in a small community: with only 66 homes total and no current listings, resale activity here moves in occasional, individual events rather than a steady flow a buyer can browse.
The location and the amenities are priced into every listing in Duckwater Woods. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
A community this small, only 66 homes with zero active listings right now, is not one where a buyer benefits from casual browsing. It rewards someone tracking the pocket specifically and ready to act the moment a home lists. Momentum monitors closings in Duckwater Woods against the community's own build-year spread (1974 to 2024) and homestead pattern (about 64% of homes), so a buyer or seller gets context on a specific home's fit rather than a generic Middleburg comparison.
Duckwater Woods in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA. Confirm current dues
- 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 Duckwater Woods 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 Duckwater Woods sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Duckwater Woods, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Duckwater Woods home worth?
Get a no-obligation home value based on real comparable sales in Duckwater Woods, 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 Duckwater Woods on the map →
Recent Developments in Duckwater Woods
Development, infrastructure, retail, and school activity affecting Duckwater Woods, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- July 2026Development
JWB secures funding for 108 affordable housing units in Jacksonville
Jacksonville Today reported that JWB Real Estate Capital secured about $28.59 million in gap funding for 108 income-restricted units across three Westside sites on Tracy, Justina and Ricker roads. Plans include 38 townhome-style units and two sets of 35 efficiency units, priced at or below 60% of area median income for 50 years. Groundbreaking is expected by September 2026 with completion in 2027.
What it may mean for the marketAdds new income-restricted rental and townhome housing supply on the Westside, increasing the stock of long-term affordable units and drawing public and tax-credit investment into three infill sites. The site is about 4 miles east of Duckwater Woods.
Source: Jacksonville Today - 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 4 miles southwest of Duckwater Woods.
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 15 miles south of Duckwater Woods, 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 16 miles south of Duckwater Woods.
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 4 miles southwest of Duckwater Woods.
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
Is Duckwater Woods a buyer's or seller's market right now?
What schools serve Duckwater Woods?
Who is the best real estate agent for Duckwater Woods?
How do I find a top Middleburg real estate agent who knows Duckwater Woods?
Can Momentum Realty connect me with an agent for Duckwater Woods?
Should you buy in Duckwater Woods?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Duckwater Woods with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: August 23, 2026) |
| Under-contract shares | realMLS records, as of 2026-08-18 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2005 (44 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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