Dunns Survey
Homes for Sale in Hilliard, FL
All 51 homes for sale in Hilliard, FL · median $354,500 · 50 homes for sale in 32046 · Nassau County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of PRISTINE PROPERTIES OF FLORIDA LLC · via realMLS
As of November 2026, Dunns Survey in Hilliard, FL has 1 home for sale. As of November 2026, the MLS records 2 closed sales in Dunns Survey in Hilliard, FL since 2014, the most recent in October 2024. Across Hilliard as a whole, 121 homes closed in the last 12 months at a median of $345,900, 55 median days on market, with 52 homes for sale today. At that median and Nassau County's FY2025-26 rate of 13.28 mills, annual property tax runs about $4,590 ($4,090 with the full homestead exemption).
Dunns Survey sits in Hilliard, out in Nassau County's western reach, where price is driven far more by the individual property than by any uniform product type. Without a stack of active comps to lean on, condition, lot, and structure do most of the work in setting value here. Two homes on the same road can price very differently, and they should.
For a buyer, that means the burden is on due diligence rather than on beating a crowd. For a seller, it means presentation and honest condition disclosure carry the pricing conversation. This is a market you read one property at a time, not one you trend off a headline number.
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
Dunns Survey is a small Hilliard pocket in western Nassau County, the kind of rural-edge location where each parcel stands on its own rather than tracking a subdivision average.
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 Dunns Survey. Swipe to explore the community.
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Dunns SurveyPhotos from realMLS listings in Dunns Survey; content deemed reliable but not guaranteed.
Who Dunns Survey is best for.
Best for
- Buyers set on a quieter, western-Nassau location who value distance from denser corridors
- Buyers willing to inspect thoroughly and value a home on condition and land rather than a subdivision average
- Sellers with a well-maintained property who want pricing built from the parcel up
Probably not for
- Buyers who want the certainty of a comp-heavy, uniform subdivision market
- Buyers unwilling to budget for detailed inspections and possible deferred maintenance
- Buyers who need close-in urban access and short commutes to the Jacksonville core
The market around Dunns Survey
Dunns 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 19% are under contract — a steady corner of Hilliard.
Across Nassau County, 505 homes are active and 178 pending (26% under contract).
In ZIP 32046 (Hilliard), 69 homes closed in the last 12 months at a median of $275K ($181/sq ft), down 3.3% year over year, with a median 55 days on market. Right now 24 active and 7 pending listings put supply at about 4.2 months — a balanced market. See the live ZIP 32046 housing market and the Nassau County market.
ZIP and county figures describe the wider market, not Dunns Survey specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Dunns Survey
Live MLS inventory for Dunns Survey. 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 Dunns Survey listings as of 2026-11-13, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
Schools
- Nassau County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Hilliard · Elementary
- Hilliard · Middle
- Hilliard · High
Zoned schools reflect the assignments reported on recent Dunns Survey listings and can change; always confirm with Nassau County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Dunns Survey address.
Shop the zone: Homes zoned for Hilliard High School
The Dunns Survey buying strategy.
If we were buying in Dunns 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 Dunns Survey.
Reading a parcel-by-parcel market
Communities like Dunns Survey don't behave like tract neighborhoods. There is no single floor plan repeating down the street to anchor value, so the questions that matter are physical: what shape is the structure in, how does the land lay, and what has been done to the property over the years. Those variables move price more than any market-wide figure.
That puts a premium on getting eyes on the actual home. Inspections, a clear read on well and septic where applicable, and an honest look at deferred maintenance tell you more than a comparable sale a mile away. Hilliard's location in Nassau County keeps it removed from the denser Jacksonville corridors, which is part of the appeal and part of what you're buying.
The location and the amenities are priced into every listing in Dunns Survey. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market this granular, generic pricing advice fails. We work Dunns Survey and the surrounding Hilliard area property by property, weighing condition and land against what little truly comparable activity exists, so you price and negotiate on facts rather than a broad average that doesn't fit the home in front of you.
Dunns Survey in 15 seconds.
Tools for a Dunns 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 Dunns Survey sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Dunns 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 Dunns Survey home worth?
Get a no-obligation home value based on real comparable sales in Dunns 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.
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Should you buy in Dunns Survey?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: November 13, 2026) |
| Under-contract shares | realMLS records, as of 2026-11-12 |
| Historical depth | Closed-sale records back to 2014 (2 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.
Recent Developments in Dunns Survey
Development, infrastructure, retail, and school activity affecting Dunns Survey, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated November 2026.
- October 2026Civic
Nassau committee proposes data center zoning district with no county incentives
A draft county report released Oct. 21 rejects both a ban and the status quo, proposing a new industrial park-data center zoning district, no county incentives or tax abatements, and disclosure of water and power needs. Siting would prioritize proximity to 500-kilovolt transmission lines, and developers would pay infrastructure costs. Workshops run Oct. 26 and Nov. 9, with a Planning and Zoning hearing Dec. 1 and commission hearings Dec. 14 and Jan. 25 under a June moratorium.
What it may mean for the marketThe rules will determine where large power-and-water-intensive industrial users can locate in western Nassau, shaping future land use and utility demand. The project is about 24 miles northeast of Dunns Survey, elsewhere in Nassau County.
Source: Fernandina Observer - 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 14 miles southeast of Dunns Survey.
Source: Clay Today - September 2026Development
Nassau review committee considers up to 350 lots in Wildlight southern planning area
At its Sept. 1 meeting the Development Review Committee reviewed a residential plan for up to 350 single-family lots south of State Road 200 and west of Liberty Cove, in two phases. The committee also reviewed a 167-lot Liberty Cove Phase 2 plat and a Wild Acres Trail extension to a future county park entrance. A comprehensive plan amendment was expected before commissioners around Sept. 14.
What it may mean for the marketAdded lots near the SR 200 corridor increase future housing supply in Yulee and Fernandina Beach commuting areas. The project is about 25 miles northeast of Dunns Survey, elsewhere in Nassau County.
Source: Nassau NewsLine - August 2026Builder Activity
Century Communities adds Hidden Lake and Mills Bridge communities in Nassau County
Century closed on Hidden Lake near Amelia Walk, a planned 275-unit community on 80-foot lots, its second self-developed community in Nassau County. It also plans Mills Bridge, a 144-home community on 40 and 50 foot lots, with sales projected to begin in Q1 2027. Its 247-unit Concourse Crossing in Fernandina Beach sold its last home in Q1 2026.
What it may mean for the marketNew-home inventory in the Fernandina Beach area is increasing, with different lot sizes serving different buyer budgets. The project is about 26 miles northeast of Dunns Survey, elsewhere in Nassau County.
Source: Nassau NewsLine - 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 project is about 21 miles northeast of Dunns Survey, elsewhere in Nassau County.
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 project is about 21 miles northeast of Dunns Survey, elsewhere in Nassau County.
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.
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