Hambys
Homes for Sale in Hamilton County, FL
True comps, carrying-cost math, and listings before the portals.
As of September 2026, the MLS records 1 closed sale in Hambys in Cleveland, FL, the most recent in April 2026. Across Cleveland as a whole, 96 homes closed in the last 12 months at a median of $257,500, 61 median days on market, with 83 homes for sale today. At that median and Hamilton County's FY2025-26 rate of 14.47 mills, annual property tax runs about $3,730 ($3,150 with the full homestead exemption).
Hambys is a thin-data community right now — current MLS listings don't surface a median price, an inventory count, or any built-in amenities, so anyone quoting hard numbers here is guessing. What that means in practice: pricing is set listing by listing, on condition and lot specifics rather than on a deep bench of recent comparable sales you can lean on.
For a buyer, the posture is patience and verification: expect to underwrite each home on its own merits and pull fresh comps at the moment you're ready. For a seller, thin activity cuts both ways — less visible competition, but also less momentum to carry your price, so presentation and accurate positioning do the heavy lifting.
Nearby homes for sale
No active listings inside Hambys 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
Hambys is a small pocket within Cleveland, in Hamilton County, that trades on individual homes and location rather than on shared community features. Treat it as a place where the specific property, not a marketing amenity package, is the story.
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 Hambys is best for.
Best for
- Buyers who value a specific home and location over community features and are willing to do the diligence
- Sellers ready to price to verifiable comps and invest in presentation
- Patient buyers on a flexible timeline who can wait for the right individual listing
Probably not for
- Buyers wanting a pool, clubhouse, or gated amenities built into the community
- Anyone needing a thick, fast-moving resale market for pricing confidence
- Buyers who want to move quickly without underwriting each property in detail
The market around Hambys
Hambys is too small for its own price trend, so here is the market around it.
In ZIP 32034, 325 homes are on the market and 27% are under contract — a steady corner of Cleveland.
Across Hamilton County, 15 homes are active and 2 pending (12% under contract).
In ZIP 32034 (Cleveland), 1,097 homes closed in the last 12 months at a median of $439K ($205/sq ft), up 1.2% year over year, with a median 54 days on market. Right now 216 active and 93 pending listings put supply at about 4.1 months — a balanced market. See the live ZIP 32034 housing market and the Nassau County market.
ZIP and county figures describe the wider market, not Hambys specifically. Momentum Research analysis of MLS records.
The Hambys buying strategy.
If we were buying in Hambys 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 Hambys.
A property-by-property market
With no community amenities identified from current listings, value here is driven by the fundamentals: the home's condition, the lot, and where it sits within Cleveland. There's no pool, clubhouse, or gated entry doing part of the selling for you, which tends to widen the spread between a well-kept home and a tired one.
Because the data set is shallow, both sides should slow down and confirm. Buyers should insist on inspections and current comparable sales before committing to a number; sellers should price against verifiable evidence rather than aspiration, since there isn't a thick stack of recent sales to anchor a high ask.
The location and the amenities are priced into every listing in Hambys. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a thin-data community like Hambys, the edge comes from local legwork, not a dashboard. We pull the comps by hand, walk the specific property, and tell you plainly when a price doesn't hold up — whether you're buying or selling. If the numbers aren't there yet, we'll say so rather than manufacture confidence.
Hambys 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 Hambys 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 Hambys sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Hambys, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Hambys home worth?
Get a no-obligation home value based on real comparable sales in Hambys, 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 Hambys on the map →
Should you buy in Hambys?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | realMLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2026 (1 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.
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.
See how Hambys fits the bigger picture — live prices, inventory, and Momentum Scores:
Schools serving nearby communities
We do not have a confirmed school assignment for Hambys. These are the public schools most often assigned to other communities in ZIP 32034; zones change and vary by address, so confirm with the district before you buy.
- Fernandina Beach High School · 9-12 (assigned to 23 nearby communities)
- Fernandina Beach Middle School · 6-8 (assigned to 21 nearby communities)
- Yulee Middle School · 6-8 (assigned to 14 nearby communities)
- Yulee High School · 9-12 (assigned to 14 nearby communities)
- Southside Elementary School · PK-2 (assigned to 12 nearby communities)
Assignments from district data for neighboring communities; grades are official Florida Department of Education school grades (2025-26).
Common questions about Hambys
Where is Hambys?
Hambys is a community in Cleveland, Hamilton County, Florida, ZIP 32034.
Are there homes for sale in Hambys right now?
No active listings inside Hambys at the last feed refresh. The nearest homes for sale, with distances from the community, are shown on this page and refreshed nightly.
Does Hambys have an HOA or CDD?
No HOA is on record for Hambys in our data. Verify dues, what they cover, and any special assessment for a specific address before you offer.
Answers are generated from county property records, MLS feeds and the figures on this page, as of the page date; deemed reliable but not guaranteed.