Sandy Run
Homes for Sale in Middleburg, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of COLDWELL BANKER VANGUARD REALTY · via realMLS
Sandy Run sits in Middleburg, out in Clay County, and the honest starting point is that this is a thin data window — we're looking at a single closing period as of mid-2026. That means condition, lot, and updates drive price here more than any tidy market average would suggest. Two homes on paper can trade very differently depending on what's been done to them.
For a seller, that argues for pricing to the actual condition of your home rather than to a neighbor's headline number. For a buyer, it means the spread is real and worth working — the right home at the right condition is where value lives here, not in chasing a single comp.
Figures in this note are as of July 12, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Sandy Run right now
🟢 Buyer-leaning market. 12.0 months of supply and 0% of the inventory already under contract give buyers above-average negotiating leverage.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of realMLS records, as of November 12, 2026. Confidence: Low (1 active and pending listings, 1 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated November 12, 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 Run is a Middleburg community in Clay County, set away from the denser urban core, where the character of the individual home tends to matter more than any neighborhood-wide price signal.
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 Sandy Run. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Sandy RunPhotos from realMLS listings in Sandy Run; content deemed reliable but not guaranteed.
Who Sandy Run is best for.
Best for
- Buyers prioritizing a Clay County location with room to spread out
- Buyers willing to inspect closely and pay for condition rather than chase averages
- Patient buyers comfortable waiting for the right listing in a lower-volume area
Probably not for
- Buyers who need a wide selection of comparable homes on the market at once
- Buyers who want a quick, competitive transaction with lots of turnover
- Buyers who rely on a clean set of recent comps to set their number
The market around Sandy Run
Sandy Run is too small for its own price trend, so here is the market around it.
In ZIP 32068, 409 homes are on the market and 22% are under contract — a steady corner of Middleburg.
Across Clay County, 1,279 homes are active and 403 pending (24% under contract).
ZIP and county figures describe the wider market, not Sandy Run specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in Sandy Run, 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.
Homes For Sale Right Now in Sandy Run
Live MLS inventory for Sandy Run. 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 Sandy Run listings as of 2026-11-12, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
The Sandy Run buying strategy.
If we were buying in Sandy Run 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.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
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 Run.
Reading a thin market
With only a narrow closing window to work from, treat any single figure as a data point rather than a trend. In a Middleburg community like Sandy Run, price is condition-driven: renovations, systems, lot size, and layout can move value more than the calendar does. That's typical for lower-volume pockets and it's why we lean on qualitative reads over averages.
The practical upshot is patience and homework. Waiting for the right listing and inspecting it hard beats reacting to whatever closed most recently. When inventory moves slowly, the negotiation happens on the specifics of the house, not on momentum in the numbers.
The location and the amenities are priced into every listing in Sandy Run. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a low-volume, condition-driven market like Sandy Run, comps don't hand you an answer — you have to build one. We walk the specific home, weigh what's been updated against what hasn't, and price or negotiate off that reality rather than a single headline close. That's the difference between guessing and knowing what you're paying for.
Sandy Run in 15 seconds.
Tools for a Sandy Run 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 Run sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Sandy Run, 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 Run home worth?
Get a no-obligation home value based on real comparable sales in Sandy Run, 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 Run on the map →
Recent Developments in Sandy Run
Development, infrastructure, retail, and school activity affecting Sandy Run, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated November 2026.
- October 2026Schools
Clay school district says one-mill referendum renews, not raises, property tax
The Clay County school district says the referendum on the upcoming ballot renews the one-mill levy voters first approved in 2020 at the same rate. The money funds school law enforcement contracts and compensation to retain and attract teachers and support staff. A citizens' advisory committee reviews spending, and the district says non-renewal would leave a funding shortfall.
What it may mean for the marketThe outcome sets school operating funding and staffing support for Clay County without changing the current millage rate. The site is about 12 miles east of Sandy Run.
Source: Clay Today - September 2026Infrastructure
County Road 220 widening and Little Black Creek bridge replacement open to traffic in Clay County
The project finished ahead of schedule, with a new four-lane bridge over Little Black Creek replacing a 1947 structure. Phase 1 began in December 2024 with intersection improvements at Rideout Ferry Road, and Phase 2 began in January 2025. Officials say it should ease traffic along the corridor.
What it may mean for the marketA four-lane CR 220 corridor improves commute capacity for Fleming Island and Middleburg area drivers. The site is about 7 miles northeast of Sandy Run.
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 site is about 11 miles north of Sandy Run.
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 5 miles east of Sandy Run, 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 9 miles east of Sandy Run.
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 11 miles north of Sandy Run.
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
Is Sandy Run a buyer's or seller's market right now?
How many homes are in Sandy Run?
What share of Sandy Run is owner-occupied?
When were the homes in Sandy Run built?
Who is the best real estate agent for Sandy Run?
How do I find a top Middleburg real estate agent who knows Sandy Run?
Can Momentum Realty connect me with an agent for Sandy Run?
Should you buy in Sandy Run?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Sandy Run with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: November 12, 2026) |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (1 streets, ZIP 32068)) |
| Under-contract shares | realMLS records, as of 2026-11-12 |
| Historical depth | Closed-sale records back to 2011 (14 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 listings in Northeast Florida sold at 99.1% of final list price vs. 98.6% for the market, in a median 31 days vs. 41 (realMLS, 12 months to Nov 2026). A Momentum agent can price yours against live local comps.
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See how Sandy Run fits the bigger picture — live prices, inventory, and Momentum Scores: