Dunns Survey
Homes for Sale in Hilliard, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of PRISTINE PROPERTIES OF FLORIDA LLC · via realMLS
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.
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 a small community — 4 recorded sales on file, most recently in 2020 — too few for its own price trend. Here is the market around it.
In ZIP 32046, 48 homes are on the market and 23% are under contract — a steady corner of Hilliard.
Across Nassau County, 513 homes are active and 187 pending (27% under contract).
Homes here are single family residence.
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 2026-07-14, 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.
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.
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 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.
See homes for sale in Dunns Survey on the map →
Should you buy in Dunns Survey?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Dunns Survey with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: July 14, 2026) |
| Under-contract shares | realMLS records, as of 2026-07-12 |
| 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.
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 your area comps.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
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.