A small single-family subdivision in Hawthorne, eastern Alachua County, a quieter small-town setting.
Listings before the portals, true comps, and the renovation and carrying-cost math, before you tour.
"Pecan Heights is a small single-family subdivision in Hawthorne, in the eastern, more rural part of Alachua County. Public detail on the subdivision is limited, so treat specifics cautiously: it appears among Hawthorne's named subdivisions, and the read is a condition-and-lot story typical of a small-town Alachua County neighborhood, where value turns on the specific home's condition, systems, and lot rather than on a community amenity package. The buy is to confirm the subdivision boundaries and any HOA or deed restriction with the listing, identify the condition tier, read the systems and roof age, and comp within the Hawthorne market by condition. Verify all specifics with the listing, since sourcing on this community is thin."
Jon Brooks, founder, Momentum Realty · Updated June 2026
Pecan Heights is a single-family subdivision in Hawthorne (ZIP around 32640), eastern Alachua County, reported among Hawthorne's named subdivisions (area subdivision listings). Public detail is limited, so confirm the boundaries, ZIP, and home type for any specific home with the listing.
Hawthorne is a small incorporated city in the eastern part of Alachua County with a quieter, small-town and semi-rural character. Homes here are generally single-family, and value is condition-specific rather than uniform.
Because public detail on Pecan Heights specifically is thin, treat any community-level claim as something to confirm. The HOA or deed-restriction status, the lot, and the home's condition all vary and should be verified with the listing.
As a small-town single-family setting, value is driven by the home's condition, systems, and lot. Confirm the HOA status and boundaries, identify the condition tier, read the systems, and comp within the Hawthorne market by condition before you offer.
Tight supply and strong demand favor sellers here. Homes still take about two months to sell, though, and with asking prices running above recent sales per square foot, a prepared buyer has room on anything overpriced. Reading each home against the real comps, not the headline trend, is where the edge is.
Live from Stellar MLS, as of June 18, 2026. Refreshed twice daily. Months of supply, days on market, and the contract-to-listing ratio are computed from current Pecan Heights listings and the trailing twelve months of closed sales.
Our proprietary read on how a home in Pecan Heights buys, holds, and resells. See the five factors.
Live MLS inventory for Pecan Heights. 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 Pecan Heights listings as of 2026-06-18, priced high to low. Listings courtesy of Stellar MLS as distributed by MLS GRID.. Tap any home to ask about it.
Every active, pending, and recently sold home, plotted. Toggle the layers, color the dots by status or lot type, and tap a home for the details.
Listing locations from Stellar MLS; lot type inferred from listing descriptions. Destination pins are approximate. Map data © OpenStreetMap, tiles © CARTO. Flood, school, and commute overlays are on the roadmap.
The location is the everyday-convenience case: shopping, schools, and the major roads are all a manageable drive.
Drive times from Pecan Heights. They are approximate and vary with traffic and your exact start point.
Distances and drive times are approximate and vary with traffic. Confirm your real commute at your real departure time.
Explore more neighborhoods near Pecan Heights with Momentum Realty’s local guides.
Carrying cost · the no-CDD edge
No CDD bond means thousands less per year than newer master plans.
Roughly $25,000 saved over 10 years in carrying cost, before resale.
Illustrative. NE Florida CDD assessments commonly run $1,500-$3,500+/yr and vary by community; verify per property.
Pecan Heights is served by Alachua County Public Schools. Assignment is by address and can change, so confirm the exact zoned elementary, middle, and high schools for any specific home, plus any magnet or choice options. Treat published ratings as a starting point, not the full story.
Buying with schools in mind? We can confirm the exact zoned schools for any Pecan Heights address.
What actually shapes value in Pecan Heights, sourced and dated. We do not publish rumor.
Our read on what is being built around Pecan Heights, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.
Hawthorne offers a quieter, more affordable small-town setting with a longer Gainesville commute; weigh the trade-off.
In a small single-family market, condition and the lot are the swing factors; comp condition-matched.
Florida insurance and roof and system ages drive carrying cost; read them early on any home.
Direction, significance, and effect-radius ratings are Momentum's proprietary, qualitative read of the sourced items below, not investment advice or a prediction for any specific home.
Development, infrastructure, retail, and school activity affecting Pecan Heights, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated June 2026.
Showing the latest, scroll for all updates ↓
Pecan Heights is reported among Hawthorne's named single-family subdivisions; with thin public detail it trades within the broader small-town Hawthorne market, where condition, the lot, and systems drive value. Treat any figure as reported and confirm with the listing. Why it matters: Confirm the subdivision boundaries and any restriction, then comp by condition within the Hawthorne market. Source
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.
If we were buying in Pecan Heights, this is the order of operations we would run, and the one we run for our clients.
Confirm the subdivision boundaries, since public detail on Pecan Heights specifically is thin.
Confirm the HOA status, whether there is any mandatory association or deed restriction for the specific home.
Identify the condition tier, updated versus largely original, since that drives value in a small market.
Read the systems and roof age, since Florida insurance and replacement cost track them.
Comp within the Hawthorne market by condition, not a Gainesville or county average.
On mobile, tap any heading below to open it. This is the home by home, lot by lot, club and renovation detail, organized so you can jump straight to what matters to you.
Pecan Heights is a single-family subdivision in Hawthorne (around 32640), eastern Alachua County, reported among Hawthorne's named subdivisions in a quieter, small-town and semi-rural setting. Public detail on the subdivision specifically is limited, so confirm the boundaries, the HOA or deed-restriction status, and the home type with the listing. Homes are zoned to Alachua County public schools by address; verify zoning with the district.
Three honest price bands. Condition and lot, not the square footage alone, decide where a home lands.
Here are the broad resale bands in Pecan Heights today. The right home is the one matched to your budget and the renovation math, so seeing fitting listings early is the edge.
The most attainable homes are the smaller, largely original single-family homes. Budget for updates and confirm systems before assuming a value.
The core is updated single-family homes. Condition and the lot separate these more than square footage alone.
The top end is larger or renovated homes on the better lots. These trade on the finish, the systems, and the lot.
Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.
Three realistic price bands. Where a home lands comes down to condition and lot, not square footage alone.
Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.
The factors that actually move value in Pecan Heights, condition, lot, and the renovation math, read from current listings and recent sales.
Renovated-listing inventory in Pecan Heights is too thin right now to compute a reliable renovation premium. We read condition home by home against real comps before you offer.
On a preferred homesite (water, preserve, corner, or a larger lot), the homesite is the part of your money the market gives back at resale. The house can be renovated; the lot cannot, so premium lots hold their value better than interior ones. How much more they command varies by frontage, view, and condition, which is why we read it home by home against real comparable sales rather than a single headline figure.
Most buyers overpay on interior lots in the back half of the community. A sharp renovation can distract you, but the weaker resale position follows the lot, not the finishes. We read the homesite before the kitchen.
Our read on the factors that protect resale here, and the one to manage.
Momentum analysis based on the community's structure, location, lot scarcity, and housing stock. Not a guarantee of future value.
The strongest value pocket is usually a renovated home on a good lot priced just under the next tier up. Buyers chasing the single biggest house often pay top prices for what is really a renovation project.
The same five mistakes cost buyers the most in any market. Every one is avoidable with the right preparation before you tour.
1The agent on the sign works for the seller. In a market where condition swings price by hundreds of thousands, negotiating against that agent with no one in your corner is the costliest move of all.
2A dated home looks like a deal until you price the roof, HVAC, pool, and full modernization honestly. Underbudget the reno and the bargain becomes the expensive house.
3A premium homesite (water, preserve, or a preferred position) carries a real, durable premium. Pay a top price for an interior lot and you are buying the weakest version of the value.
4Two similar homes can cost very differently to own once the HOA, any CDD, insurance, and upkeep are priced in. Buyers who do not run the full monthly carrying cost misread the real number.
5An older home means older systems unless updated. Roof age, HVAC age, pool equipment, and prior renovations drive both price and insurability, and a thorough inspection matters more here than in a new build.
The small-town setting and the lot are priced into every Pecan Heights listing. The deal is won on condition, systems, and confirming what the community actually is, not the sticker.
Our proprietary 0 to 10 read across the five factors that decide how a home here buys, holds, and resells.
Momentum Intelligence Scores are our proprietary, qualitative assessment based on the analysis on this page, on a 0 to 10 scale. They are a framework for comparing communities, not a guarantee of future value or advice on a specific home.
Most pages on this community are an automated estimate wrapped in stock copy. This one is built from the live Stellar MLS feed, fourteen years of closed sales, and a renovation-by-renovation read of what actually moves value here, lot by lot. No Zestimate, no guesswork.
Where the value actually sits. Each home is shaded by its price per square foot (a value read, not just a price) and ringed by lot type, so you can see at a glance which pockets carry a real, durable premium and where a renovation play makes sense.
Fill = price per square foot; ring = lot type, inferred from listing descriptions. Sold homes are shown by realized $/sqft (lot type not always recorded). Asking and recent-sold figures from Stellar MLS; for orientation, not an appraisal.
In a small-town subdivision like Pecan Heights, the home's condition, systems, and lot set value rather than a community amenity package, and public detail is thin. Confirm the boundaries and any restriction first, then compare a home against the closest condition-matched sale within the Hawthorne market, and budget the systems before the finishes.
Public detail on any Pecan Heights homeowners association is thin; treat any figure as reported and confirm the HOA status, any deed restrictions, and any special assessment for the specific home before you offer.
Where there is no managing association, owners are responsible for their own exterior and yard upkeep. Confirm exactly what, if anything, any association or restriction covers for the specific home.
This appears to be a small residential subdivision rather than an amenitized club community; area lakes and nature trails serve recreation. Confirm any community arrangement with the listing.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and view, not the Zestimate. The right number comes from closed comps matched to your renovation level and lot.
Your buyer is weighing condition, the lot, and the small-town setting, so sell the specifics: the renovation level, the roof and system ages, the HOA or deed-restriction status, and the lot.
Sold-to-list and days-on-market figures reflect Momentum Realty listings versus our market average, year to date. Your home's result depends on pricing, condition, lot, view, and preparation.
Because buyers here are weighing your home against renovated comps and cross-shopping Pecan Heights, a home priced to the community average instead of its true condition and view either leaves money on the table or sits. A renovated kitchen, newer roof and HVAC, and a golf or lake view all deserve to show up in your price, and a buyer pool reading renovation math needs to be shown why your home is worth it. We build that case with real comps and a pricing strategy for the current market.
Get a no-obligation home value based on real comparable sales in Pecan Heights matched to your condition, lot, and view, 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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Median sale prices in Pecan Heights year by year since 2012, from closed MLS sales. A long track record beats a single estimate, showing what this community has really done through rate cycles rather than what a model predicts.
Pecan Heights is currently a strong seller's market. About 1.8 months of supply, a median asking price of $1,049,500, and homes go under contract in about 72 days.
Typical home value in the 32224 ZIP is $456,759, about 13.7% above the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Stellar MLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
An honest fit check. We will tell you when it is not your community.
Whether you are buying a renovation project, comparing the lots and views, weighing the carrying costs, or selling your Pecan Heights home, tell us what you need. Every inquiry comes straight to us. We represent you, not the seller, and what your agent is paid is negotiable and set in a written buyer agreement up front. No obligation, no spam, no high-pressure follow-up.
A Momentum Realty Pecan Heights specialist will reach out personally, usually the same day.
Zoom out before you decide: see the Alachua County market guide or every community in the Neighborhood Finder.
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