Retreat Ii
Homes for Sale in Middleburg, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of BETTER HOMES & GARDENS REAL ESTATE LIFESTYLES REALTY · via realMLS
Retreat II is a stable, single-era subdivision in Middleburg. With 230 homes built between 2006 and 2017 and a median build year of 2008, most of the inventory here shares a similar age and construction vintage, which means condition — not location or lot — is usually what separates one asking price from the next. Expect the spread between a maintained, updated home and a deferred-maintenance one to be wide.
Just under 60% of homes carry a homestead exemption, which points to a community held more by long-term occupants than by short-term turnover. For a buyer, that tends to mean fewer listings coming to market at once and homes that show as lived-in rather than flipped. For a seller, it means your comparison set is narrow and specific, so pricing to actual condition matters more than chasing a headline number.
The 60-Second Overview
Retreat II is a compact, of-its-time Middleburg neighborhood in Clay County where the homes are close in age and floor plan, so the real variable a buyer weighs is condition and updates rather than architectural range.
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.
The setting & the homes.
Aerial and on-site photos of Retreat Ii. Swipe to explore the community.
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Retreat IiPhotos from realMLS listings in Retreat Ii; content deemed reliable but not guaranteed.
Who Retreat Ii is best for.
Best for
- Buyers seeking a mid-sized, move-in-condition home in Clay County who value predictable layouts
- Long-hold buyers who intend to occupy rather than turn the property quickly
- Buyers comfortable budgeting for or negotiating around aging roof and HVAC systems
Probably not for
- Buyers who want unique architecture or a wide range of home sizes and styles
- Buyers unwilling to scrutinize the age of major systems before making an offer
- Buyers counting on rapid flips in a low-turnover, owner-occupied neighborhood
The market around Retreat Ii
Retreat Ii is too small for its own price trend, so here is the market around it.
In ZIP 32068, 460 homes are on the market and 28% are under contract — a steady corner of Middleburg.
Across Clay County, 1,172 homes are active and 480 pending (29% under contract).
ZIP and county figures describe the wider market, not Retreat Ii specifically. Momentum Research analysis of MLS records.
Life at Retreat Ii
- Park · reported on 1 of 2 listings
- Playground · reported on 1 of 2 listings
Community amenities as reported across realMLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
The Retreat Ii buying strategy.
If we were buying in Retreat Ii 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 Retreat Ii.
A single-vintage subdivision
The build window is tight — 2006 to 2017 — with the median home dating to 2008. That consistency is useful: floor plans, roof ages, and mechanical systems tend to cluster, so a buyer touring several homes here is comparing apples to apples. The trade-off is that many of these homes are now reaching the age where roofs, HVAC, and water heaters come due, and that timing shows up directly in asking prices and inspection outcomes.
At a median living area of about 1,861 square feet, these are mid-sized homes with functional, everyday layouts rather than sprawling ones. Value here is driven less by size differences and more by what an owner has put into the home since purchase. Inspect for the big-ticket items, ask when major systems were last replaced, and price accordingly.
The location and the amenities are priced into every listing in Retreat Ii. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a neighborhood this uniform, the winning move is reading condition against a narrow comp set — knowing which homes have already handled their roof and HVAC and which have not. We price to the actual house in front of us, not to a rounded average, and we tell sellers plainly what updates will and will not return at the closing table.
Retreat Ii in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA. Confirm current dues
- 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 Retreat Ii 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 Retreat Ii sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Retreat Ii, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Retreat Ii home worth?
Get a no-obligation home value based on real comparable sales in Retreat Ii, 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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Should you buy in Retreat Ii?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Retreat Ii with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: August 23, 2026) |
| Under-contract shares | realMLS records, as of 2026-08-18 |
| Historical depth | Closed-sale records back to 2008 (74 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 your area comps.
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