Mulberry Annex
Homes for Sale in Hilliard, FL
All 49 homes for sale in Hilliard, FL · median $349,000 · 55 homes for sale in 32046 · Duval County homes for sale
True comps, carrying-cost math, and listings before the portals.
Mulberry Annex is a community in Hilliard, Duval 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 Duval County's FY2025-26 rate of 17.86 mills, annual property tax runs about $5,180 ($4,440 with the full homestead exemption).
Mulberry Annex is a small pocket in Hilliard, and the current MLS snapshot doesn't surface community amenities or a median price to anchor a read. That's not a knock — it usually means listings here move on the merits of the individual home, not a shared amenity package or an HOA-driven story.
Without a reliable price signal or amenity draw, the practical read is condition-driven: what a given home is worth here comes down to lot, structure, and updates rather than a community premium. For a buyer that means underwriting each property on its own; for a seller it means presentation and pricing against comparable homes matters more than leaning on the neighborhood name.
The 60-Second Overview
Mulberry Annex sits in Hilliard, in the Duval County feed but firmly on the rural, small-town western edge rather than in Jacksonville's urban core. Expect it to trade as an individual-home market, not an amenity community.
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 Mulberry Annex is best for.
Best for
- Buyers set on the Hilliard area who value land and a standalone home over shared amenities
- Buyers comfortable underwriting a purchase on condition and inspection rather than a neighborhood premium
- Sellers willing to price to hand-built comps instead of a headline median
Probably not for
- Buyers who want a gated or pool-and-clubhouse community
- Buyers who need walkable urban access and lots of nearby retail
- Anyone who wants a firm, published price band before touring — the current data won't give you one
The market around Mulberry Annex
Mulberry Annex is too small for its own price trend, so 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 Duval County, 2,814 homes are active and 1,188 pending (30% 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 Mulberry Annex specifically. Momentum Research analysis of MLS records.
Recent Developments in Mulberry Annex Duval
Development, infrastructure, retail, and school activity affecting Mulberry Annex Duval, 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 project is about 8 miles southwest of Mulberry Annex Duval, elsewhere in Duval County.
Source: Jacksonville Today - July 2026Development
Culinary Institute of America selects Jacksonville for Southeast campus
News4Jax reported that the Culinary Institute of America chose downtown Jacksonville for its Southeast hub, to be located at 330 E. Bay Street on the Northbank riverfront. The campus would anchor a $160.5 million hotel and convention center development. The city previously approved up to $35 million in incentives, and the Downtown Investment Authority is finalizing agreements on design and property details.
What it may mean for the marketAnchors a major downtown riverfront redevelopment that pairs an educational campus with hotel and convention space, adding institutional and commercial investment to the urban core alongside Riverfront Plaza and Pearl Square. The site is about 1 mile southeast of Mulberry Annex Duval.
Source: News4Jax - 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 project is about 14 miles southwest of Mulberry Annex Duval, elsewhere in Duval County.
Source: Jax Daily Record - April 2026Development
Southeast Toyota opens $170M vehicle-processing facility at JAXPORT's Blount Island, adding 400-plus jobs
Southeast Toyota Distributors dedicated a new vehicle processing facility at JAXPORT's Blount Island Marine Terminal in April 2026. The company put the investment at $170 million and said the facility created more than 400 full-time jobs, most of them hired locally.
What it may mean for the marketA large new employment center on Blount Island adds sustained local job demand, a factor that has historically supported nearby housing absorption. The project is about 10 miles northeast of Mulberry Annex Duval, elsewhere in Duval County.
Source: JAXPORT - 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 project is about 14 miles southwest of Mulberry Annex Duval, elsewhere in Duval County.
Source: Jax Daily Record - February 2026Infrastructure
JAXPORT details $250M Blount Island modernization and record cargo in 2026 State of the Ports
At its February 2026 State of the Ports address, JAXPORT outlined a $250 million modernization of Blount Island's container and vehicle-handling capabilities and reported record fiscal-2025 cargo volumes. The port also said an air-draft expansion to accommodate larger ships is on track to finish by the end of 2026.
What it may mean for the marketContinued heavy investment in the Blount Island port complex anchors long-term industrial employment on the northeast side, a structural demand driver for the surrounding area. The site is about 10 miles northeast of Mulberry Annex Duval.
Source: News4Jax
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.
The Mulberry Annex buying strategy.
If we were buying in Mulberry Annex 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 Mulberry Annex.
A quiet, home-by-home market
Current MLS listings identify no community amenities for Mulberry Annex — no pool, gate, or shared common area to point to. In a place like Hilliard, that's typical and not a negative; it simply shifts the value conversation onto each property's land, condition, and improvements.
Because we don't have a stable median or a defined price band from the current snapshot, we won't quote one. The honest approach is to comp each home directly and let the property, not a neighborhood story, set the number. Buyers should budget for inspection and any deferred maintenance; sellers should invest where it shows.
The location and the amenities are priced into every listing in Mulberry Annex. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
Thin data is exactly where a broker earns their keep. When the feed offers no amenities and no dependable price anchor, we build the comp story by hand — pulling recent Hilliard sales, weighing lot and condition, and pricing to what the market will actually pay rather than to a headline number. That's the work that protects both a buyer's offer and a seller's list price here.
Mulberry Annex 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 Mulberry Annex 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 Mulberry Annex sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Mulberry Annex, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Mulberry Annex home worth?
Get a no-obligation home value based on real comparable sales in Mulberry Annex, 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 Mulberry Annex on the map →
Should you buy in Mulberry Annex?
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.
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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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Schools serving nearby communities
We do not have a confirmed school assignment for Mulberry Annex. 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 (assigned to 2 nearby communities)
- Hilliard Middle-Senior High School · 6-12 (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 Mulberry Annex
Where is Mulberry Annex?
Mulberry Annex is a community in Hilliard, Duval County, Florida, ZIP 32046.
Are there homes for sale in Mulberry Annex right now?
No active listings inside Mulberry Annex at the last feed refresh. In ZIP 32046, 48 homes are on the market and 23% are already under contract.
Does Mulberry Annex have an HOA or CDD?
No HOA is on record for Mulberry Annex 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.