Lake Hamptons Oaks
Homes for Sale in Hilliard, FL
All 49 homes for sale in Hilliard, FL · median $349,000 · 55 homes for sale in 32046 · Nassau County homes for sale
True comps, carrying-cost math, and listings before the portals.
Lake Hamptons Oaks is a community in Hilliard, Nassau County, FL (ZIP 32046). Across Hilliard as a whole, 61 homes closed in the last 12 months at a median of $289,900, 60 median days on market, with 26 homes for sale today. At that median and Nassau County's FY2025-26 rate of 13.28 mills, annual property tax runs about $3,850 ($3,340 with the full homestead exemption).
Lake Hamptons Oaks sits in Hilliard, out in Nassau County where the pace is rural and the lots tend to run larger than what you find closer to Jacksonville. With no median or active inventory surfacing in the current MLS snapshot, price here is going to be set on a home-by-home basis — condition, acreage, well-and-septic status, and how the individual property was built and maintained will matter more than any neighborhood comp.
For a buyer, that means patience and a willingness to underwrite each listing on its own terms rather than leaning on a tidy market average. For a seller, it means pricing is a conversation grounded in the specifics of your home and recent nearby activity, not a formula. Thin data cuts both ways: less noise, but also less to anchor to, so the first serious offer often carries more weight than it would in a busier submarket.
The 60-Second Overview
Lake Hamptons Oaks is a small Hilliard community in Nassau County, the kind of location that trades suburban convenience for space and a quieter setting well north of the Jacksonville core.
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 Lake Hamptons Oaks is best for.
Best for
- Buyers prioritizing lot size and a rural setting over suburban convenience
- Buyers comfortable underwriting a single property on its condition and systems rather than a neighborhood average
- Buyers who want lower shared-amenity carrying costs
Probably not for
- Buyers who need shared amenities like a pool, clubhouse, or gated entry
- Buyers who want walkable shops and services at the doorstep
- Buyers who need a busy, comp-rich market with abundant active inventory to price against
The market around Lake Hamptons Oaks
Lake Hamptons Oaks is a small community — 3 recorded sales on file, most recently in 2011 — 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).
In ZIP 32046 (Hilliard), 70 homes closed in the last 12 months at a median of $290K ($179/sq ft), down 1.5% year over year, with a median 60 days on market. Right now 26 active and 8 pending listings put supply at about 4.4 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 Lake Hamptons Oaks specifically. Momentum Research analysis of MLS records.
The Lake Hamptons Oaks buying strategy.
If we were buying in Lake Hamptons Oaks 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 Lake Hamptons Oaks.
A rural-edge community with thin market data
The current MLS feed identifies no shared community amenities here — no pool, clubhouse, or gated entry pulled from active listings. That is common for smaller Hilliard subdivisions, and it is not a knock: it usually means lower or no carrying costs for shared facilities, with value driven by the land and the house rather than an amenity package.
Because there is no median price or active count to cite from this snapshot, treat any home you tour as its own market. Look hard at the practical rural details — utilities, access, lot condition, and structure — and compare against recent closed sales in the broader Hilliard area. This is a place to buy on the merits of the specific property, not on momentum.
The location and the amenities are priced into every listing in Lake Hamptons Oaks. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a submarket this thin on public data, the value we add is legwork: pulling the closed comps that matter for Hilliard, reading each home's condition and rural systems honestly, and telling you when the number does not line up. We would rather talk you out of the wrong house than push you toward a soft comp.
Lake Hamptons Oaks 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 Lake Hamptons Oaks 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 Lake Hamptons Oaks sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Lake Hamptons Oaks, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Lake Hamptons Oaks home worth?
Get a no-obligation home value based on real comparable sales in Lake Hamptons Oaks, 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 Lake Hamptons Oaks on the map →
Should you buy in Lake Hamptons Oaks?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | realMLS records, as of 2026-07-12 |
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.
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See how Lake Hamptons Oaks fits the bigger picture — live prices, inventory, and Momentum Scores:
Schools serving nearby communities
We do not have a confirmed school assignment for Lake Hamptons Oaks. These are the public schools most often assigned to other communities in ZIP 32046; zones change and vary by address, so confirm with the district before you buy.
- Hilliard Elementary School · PreK-5 · FLDOE grade A (assigned to 2 nearby communities)
- Hilliard Middle-Senior High School · 6-12 · FLDOE grade A (assigned to 2 nearby communities)
Assignments from district data for neighboring communities; grades are official Florida Department of Education school grades (2025-26).
Common questions about Lake Hamptons Oaks
Where is Lake Hamptons Oaks?
Lake Hamptons Oaks is a community in Hilliard, Nassau County, Florida, ZIP 32046.
Are there homes for sale in Lake Hamptons Oaks right now?
No active listings inside Lake Hamptons Oaks at the last feed refresh. In ZIP 32046, 48 homes are on the market and 23% are already under contract.
Does Lake Hamptons Oaks have an HOA or CDD?
No HOA is on record for Lake Hamptons Oaks 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.