Perret Plantation
Homes for Sale in Callahan, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of COMPLETE HOME REALTY, INC. · via realMLS
As of September 2026, the MLS records 19 closed sales in Perret Plantation in Callahan, FL since 2011, the most recent in September 2025. Across Callahan as a whole, 57 homes closed in the last 12 months at a median of $287,500, 38 median days on market, with 14 homes for sale today. At that median and Nassau County's FY2025-26 rate of 13.28 mills, annual property tax runs about $3,820 ($3,310 with the full homestead exemption).
Perret Plantation is a small, established pocket in Callahan of 36 homes, built across a long stretch from 1985 to 2016. That build span is the story here: what you pay is driven far more by condition, updates, and lot than by any single price band. A midpoint build year around the turn of the century means most of these homes are old enough to have real character and mature lots, but young enough that the bones are sound. Price the house in front of you, not a neighborhood average.
Roughly two-thirds of the homes carry a homestead exemption, which tells you this is a live-in community rather than a rental-heavy or investor churn. That usually means slower, steadier turnover and homes that have been maintained as residences. For a buyer, expect fewer listings and less flip-grade inventory; for a seller, understand you are competing on a thin, condition-sensitive stage where presentation and updates move the needle more than square footage alone.
The 60-Second Overview
A compact Callahan enclave of 36 homes with a wide build range and a median living area near 1,764 square feet — modest, established, and defined more by individual home condition than by any uniform product type.
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 Perret Plantation is best for.
Best for
- Buyers seeking a right-sized, established home and willing to budget for updates on an older property
- Owner-occupants who value a stable, live-in community over a rental-heavy one
- Buyers who can act quickly when limited inventory produces the right listing
Probably not for
- Buyers who require brand-new construction or a large, expansive floor plan
- Investors looking for high-turnover, rental-grade inventory to churn
- Buyers who need a deep selection of listings to choose from at any given time
The market around Perret Plantation
Perret Plantation is too small for its own price trend, so here is the market around it.
In ZIP 32011, 53 homes are on the market and 42% are under contract — a fast-moving corner of Callahan.
Across Nassau County, 515 homes are active and 202 pending (28% under contract).
ZIP and county figures describe the wider market, not Perret Plantation specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in Perret Plantation, Callahan
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Source: Data provided by realMLS. Deemed reliable but not guaranteed.
The Perret Plantation buying strategy.
If we were buying in Perret Plantation 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 Perret Plantation.
A condition-driven market, not a spec-built one
With homes built anywhere from 1985 to 2016, Perret Plantation is not a single-vintage subdivision where every house looks alike. Older homes here may need mechanical and cosmetic attention; newer ones will show it and command it. The median living space of about 1,764 square feet points to right-sized, single-story-friendly floor plans rather than sprawling new construction. Walk the individual property carefully — roof age, HVAC, and updates will explain most of the price difference between two homes on the same street.
The high homestead share — close to 64 percent — reinforces that this is an owner-occupied community with limited inventory. That thin supply cuts both ways: sellers benefit from scarcity, but buyers who wait for the perfect listing may wait a while. When something well-kept comes up, it deserves a prompt, serious look rather than a leisurely one.
The location and the amenities are priced into every listing in Perret Plantation. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a 36-home community with a wide build range, the average number tells you almost nothing — the specific house tells you everything. We underwrite each listing on its actual condition, age of systems, and lot, and we watch Nassau County inventory closely enough to move fast when the right home in Perret Plantation surfaces. That is the difference between overpaying for cosmetics and recognizing real value.
Perret Plantation 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 Perret Plantation 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 Perret Plantation sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Perret Plantation, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Perret Plantation home worth?
Get a no-obligation home value based on real comparable sales in Perret Plantation, 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 all homes for sale in Callahan →
Should you buy in Perret Plantation?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Perret Plantation with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: September 7, 2026) |
| Under-contract shares | realMLS records, as of 2026-09-05 |
| Historical depth | Closed-sale records back to 2011 (19 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 Perret Plantation fits the bigger picture — live prices, inventory, and Momentum Scores:
Perret Plantation Market Scorecard
Perret Plantation is currently a no active listings market. Limited supply, a median asking price of n/a.
Typical home value in the 32011 ZIP is $394,084, about 2.4% above the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.