Sandy Hollow
Homes for Sale in Middleburg, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo courtesy of REAL BROKER LLC · via realMLS
Sandy Hollow right now
🟡 Off the recent peak. The trailing-12-month median ($286K) is down 1.2% from the prior 12 months ($290K). With about 4 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level realMLS closed sales, 12-month windows ending August 20. Confidence: Low (4 and 3 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated August 20, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Sandy Hollow market snapshot (as of August 20, 2026): the median sale price is about $286K ($196 per sq ft over the trailing 12 months of closed sales), and a median 10 days on market for closed sales. The trailing-12-month median is down 1% from the prior 12 months, computed from record-level realMLS closed sales (4 closings in the current window).
The setting & the homes.
Aerial and on-site photos of Sandy Hollow. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Sandy HollowPhotos from realMLS listings in Sandy Hollow; content deemed reliable but not guaranteed.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending August 20 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($286K) IS the median in the snapshot above, and the move from 2025 ($290K) IS the -1.2% one-year change.
Windows contain 1 to 6 sales each (4 in the current window); every figure carries its sample size, and thin markets swing on single closings. Source: Data provided by realMLS. Deemed reliable but not guaranteed.
28% of homes for sale in ZIP 32068 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-08-18).
Sandy Hollow Market Scorecard
Sandy Hollow is currently a balanced market..
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Housing distress & ownership in Sandy Hollow, Middleburg
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.
Sandy Hollow on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from realMLS. Map data © OpenStreetMap, tiles © CARTO.
Life at Sandy Hollow
- 24 Hour Security · 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.
Schools
- Clay County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Ridgeview High School (Clay County District Schools), verify by address · High
- Wilkinson Junior High School or your address-zoned middle school, verify by address · Middle
- J.L. Wilkinson Elementary School or your address-zoned elementary, verify by address · Elementary
Zoned schools reflect the assignments reported on recent Sandy Hollow listings and can change; always confirm with Clay County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Sandy Hollow address.
The Sandy Hollow buying strategy.
If we were buying in Sandy Hollow 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 Sandy Hollow.
A closer look at the Sandy Hollow market
At a median of $196 per square foot, Sandy Hollow prices sit in a fairly defined band, so condition and updates — more than the list price — tend to separate one home from the next.
The trailing-12-month median down 1% year over year. Homes that do trade take a median 10 days on market, useful leverage on any listing that has lingered.
The location and the amenities are priced into every listing in Sandy Hollow. The deal is won or lost on condition, the comps, and the renovation math.
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 Sandy Hollow 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 Sandy Hollow sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Sandy Hollow, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Sandy Hollow home worth?
Get a no-obligation home value based on real comparable sales in Sandy Hollow, 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 Sandy Hollow on the map →
Recent Developments in Sandy Hollow
Development, infrastructure, retail, and school activity affecting Sandy Hollow, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- 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 site is about 10 miles northwest of Sandy Hollow.
Source: Jax Daily Record - June 2026Builder Activity
Hyland Trail to bring over 3,000 homes to Lake Asbury in Clay County
News4Jax reported that Hyland Trail, along with the related Edenbrooke and The Glens communities, will bring more than 3,000 new homes to the Lake Asbury area of Clay County. Homes are being built by Dream Finders, Pulte and Lennar, with a Lodge amenity center featuring a beach-entry pool, splash zone, exercise facility and pickleball courts. Edenbrooke includes an age-restricted, low-maintenance home section.
What it may mean for the marketAdds a large volume of new single-family housing supply and a private amenity center to the Lake Asbury area, expanding for-sale inventory across a range of home sizes and price points. The project is about 6 miles south of Sandy Hollow, elsewhere in Clay County.
Source: News4Jax - June 2026Infrastructure
First Coast Expressway advances as an economic-development corridor across Clay and St. Johns
The First Coast Expressway (State Road 23), a tolled beltway looping around the west and south of the Jacksonville metro, continued to open land for development along its corridor, with the final St. Johns County phase from Interstate 95 to east of County Road 2209 in progress. FDOT held a St. Johns County open house on the final phase in January 2026.
What it may mean for the marketNew limited-access highway capacity shortens commutes and opens adjacent land, changes that have historically shaped where new communities and demand concentrate. The site is about 7 miles southeast of Sandy Hollow.
Source: Jax Daily Record - 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 site is about 10 miles northwest of Sandy Hollow.
Source: Jax Daily Record
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.
Frequently Asked Questions
What is the median home price in Sandy Hollow?
How long do homes in Sandy Hollow take to sell?
What schools serve Sandy Hollow?
Who is the best real estate agent for Sandy Hollow?
How do I find a top Middleburg real estate agent who knows Sandy Hollow?
Can Momentum Realty connect me with an agent for Sandy Hollow?
Nearby Communities
Explore more neighborhoods near Sandy Hollow with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: August 20, 2026) |
| Community market stats | realMLS closed sales, 12-month windows ending August 20, 2026 |
| Under-contract shares | realMLS records, as of 2026-08-18 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2001 (71 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.
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See how Sandy Hollow fits the bigger picture — live prices, inventory, and Momentum Scores: