Sandy Run
Homes for Sale in Middleburg, FL
All 369 homes for sale in Middleburg, FL · median $350,000 · 330 homes for sale in 32068 · Clay County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of COLDWELL BANKER VANGUARD REALTY · via realMLS
As of October 2026, the MLS records 19 closed sales in Sandy Run in Middleburg, FL since 2001, the most recent in December 2025. Across Middleburg as a whole, 602 homes closed in the last 12 months at a median of $315,000, 46 median days on market, with 219 homes for sale today. At that median and Clay County's FY2025-26 rate of 15.05 mills, annual property tax runs about $4,740 ($4,150 with the full homestead exemption).
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.
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.
realMLS (Northeast Florida) sales records identify 13 homes in Sandy Run that have changed hands since 2001, built between 1977 and 1997 (median 1986), with a median living area of about 2,354 sq ft and a typical 4-bedroom, 2.5-bath layout; 92% are single-family homes. Source: realMLS (Northeast Florida) closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
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
Sandy Run
Sandy Run
Sandy Run
Sandy Run
Sandy Run
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, 461 homes are on the market and 28% are under contract — a steady corner of Middleburg.
Across Clay County, 1,290 homes are active and 439 pending (25% under contract).
In ZIP 32068 (Middleburg), 1,340 homes closed in the last 12 months at a median of $315K ($183/sq ft), up 2.0% year over year, with a median 45 days on market. Right now 262 active and 116 pending listings put supply at about 5.1 months — a balanced market. See the live ZIP 32068 housing market and the Clay County market.
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 2026-10-01, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
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 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 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.
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.
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 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.
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 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 all homes for sale in Middleburg →
Recently off market in Sandy Run
Homes in Sandy Run that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 1 on record.
- 2361 Sandy Run Drive · off market
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Clay County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Clay County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
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 (2026-10-01).
Frequently Asked Questions
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?
Where is Sandy Run, and what county is it in?
How far is Sandy Run from downtown Jacksonville and the beach?
Should you buy in Sandy Run?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: October 1, 2026) |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (1 streets, ZIP 32068)) |
| Under-contract shares | realMLS records, as of 2026-10-01 |
| Historical depth | Closed-sale records back to 2001 (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 Sandy Run fits the bigger picture — live prices, inventory, and Momentum Scores:
More on Sandy Run
- Find an agent · How to choose the best real estate agent in Sandy Run
Nearby Communities
Explore more neighborhoods near Sandy Run with Momentum Realty’s local guides.
Schools serving nearby communities
We do not have a confirmed school assignment for Sandy Run. These are the public schools most often assigned to other communities in ZIP 32068; zones change and vary by address, so confirm with the district before you buy.
- Middleburg High School · 9-12 · FLDOE grade A (assigned to 56 nearby communities)
- Wilkinson Junior High School or your address-zoned middle school · Middle (assigned to 25 nearby communities)
- Wilkinson Junior High School · 7-8 · FLDOE grade A (assigned to 22 nearby communities)
- Middleburg Elementary School or your address-zoned elementary school · Elementary (assigned to 14 nearby communities)
- Tynes Elementary School · PreK-6 · FLDOE grade B (assigned to 11 nearby communities)
Assignments from district data for neighboring communities; grades are official Florida Department of Education school grades (2025-26).