Newer homes on larger lots and top Nassau schools, at a value in small-town Hilliard.
Larger lots, newer homesTop-rated Nassau schoolsSmall-town value
Live Market Pulse
56/100 Momentum
Balanced Market
A value market where the lot, the utilities, and condition set the number; top Nassau schools and space are the draw.
Free · No obligation
Unlock Off-Market Southern Pines
Listings before the portals, true comps, and the renovation and carrying-cost math, before you tour.
Built fromLive realMLS data14 years of closingsLocal renovation analysisUpdated twice daily
LiveMarket PulserealMLS
$628K
Median Price
3.1mo
Supply
80days
Avg DOM
Balanced
Seller Leverage
$207/sf
Median $/Sqft
+6%
1-Yr Price Change
0now
Distress
Jon's Current Read
"Southern Pines is a space-and-value play in rural Hilliard with top-rated Nassau schools, so the read is about the lot, the utilities, and condition, not amenities. Nassau County growth and the top district support demand. Verify well, septic, any HOA or CDD, and the flood zone, then price condition against the lot."
Jon Brooks, founder, Momentum Realty · Updated June 2026
The 60-Second Overview
Southern Pines market snapshot (as of June 25, 2026): the median sale price is about $628K ($207 per sq ft), with homes averaging 80 days on market and 3.1 months of supply, a balanced market. Values are up 6% over the past year and up -1% since 2022, based on 23 recent closings in live realMLS data.
Southern Pines is a single-family community in Hilliard, in rural northern Nassau County, with newer homes on generous lots. Built largely in the 2010s and newer, it offers space and value at a price below the Jacksonville and Yulee suburbs, in a quiet, small-town setting.
The community sits in the Nassau County school district, ranked the number-one district in Florida, with the conveniences of Hilliard close by and US-1 and US-301 connecting toward Callahan, Yulee, and the Jacksonville Westside.
The appeal is larger lots, newer homes, and a rural pace. Because Nassau homes here can be on well and septic and a newer subdivision may carry an HOA or CDD, the honest read is the lot, the utilities, and the all-in monthly on any specific home.
Quick Match
Who Southern Pines is best for.
Best for
Buyers who want newer homes on larger lots
Those drawn to top-rated Nassau schools
Value buyers comfortable with a rural pace
Buyers who want space at a lower price
Probably not for
Buyers who want a master-planned amenity center
Those needing a short commute
Anyone requiring city utilities everywhere
Buyers seeking walkability or a beachfront
Market Pulse
How Southern Pines is performing right now
56/100 momentum
Balanced Market
Seller's marketBalancedBuyer's market
3.1Months of supplytight
41Median days on marketdays
0 : 6Under contract vs for salestrong demand
23Sold in last 12 monthsliquidity
+-1%Median price since 2022appreciation
+4%Asking vs recent sold $/sqftroom to negotiate
Tight supply and strong demand favor sellers here. Homes still take about two months to sell, though, and with asking prices running above recent sales per square foot, a prepared buyer has room on anything overpriced. Reading each home against the real comps, not the headline trend, is where the edge is.
Live from realMLS, as of June 25, 2026. Refreshed twice daily. Months of supply, days on market, and the contract-to-listing ratio are computed from current Southern Pines listings and the trailing twelve months of closed sales.
8.6A- score
Momentum intelligence
Momentum buy score
Our proprietary read on how a home in Southern Pines buys, holds, and resells. See the five factors.
Homes For Sale Right Now in Southern Pines
Live MLS inventory for Southern Pines. 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.
No CDD bond means thousands less per year than newer master plans.
Typical CDD community~$2,500/yr
Southern Pines (no CDD)$0/yr
Roughly $25,000 saved over 10 years in carrying cost, before resale.
Illustrative. NE Florida CDD assessments commonly run $1,500-$3,500+/yr and vary by community; verify per property.
Schools
15-Second Take
Nassau County Public Schools
Verify the zoned schools by address
Magnet and choice options may be available
Confirm current ratings before relying on them
Private and parochial options nearby
Southern Pines is served by Nassau County Public Schools. Assignment is by address and can change, so confirm the exact zoned elementary, middle, and high schools for any specific home, plus any magnet or choice options. Treat published ratings as a starting point, not the full story.
What is shaping value at Southern Pines: Nassau County's rapid growth led by Wildlight, the county's top-ranked school district, and new Yulee-area healthcare and employment. Each item is sourced and linked.
Recent Developments in Southern Pines
Development Intelligence
Our read on what is being built around Southern Pines, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.
Net OutlookBullishCounty growth and top schools point up; the watch item is utilities and a rural commute.
Nassau County's rapid growth
2025-26
BullishMajor impact
SignificanceRadius: County
Major growth led by Wildlight and Yulee is deepening Nassau-area jobs and demand, spilling toward Hilliard value.
Top-ranked Nassau school district
Ongoing
BullishMajor impact
SignificanceRadius: County
Nassau County ranks among Florida's top districts, with Hilliard schools serving the area, a core demand driver.
Larger-lot, lower-price value
Ongoing
BullishNotable impact
SignificanceRadius: Community
Newer homes on larger lots at a value keep steady demand from buyers wanting space.
HCA Florida Yulee healthcare
2025
BullishNotable impact
SignificanceRadius: Regional
New Yulee-area healthcare adds access for the wider northern Nassau area.
Utilities and rural commute
Ongoing
NeutralNotable impact
SignificanceRadius: Community
Confirm well, septic, internet, and the commute, which are part of rural Nassau living.
Direction, significance, and effect-radius ratings are Momentum's proprietary, qualitative read of the sourced items below, not investment advice or a prediction for any specific home.
Development, infrastructure, retail, and school activity affecting Southern Pines, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated June 2026.
Showing the latest, scroll for all updates ↓
September 2025
Growth
Wildlight names builders for a new Nassau district
Wildlight named builders for a new 4,700-acre district in Nassau County, underscoring the county's rapid growth. Why it matters: Major county growth deepens Nassau jobs and demand, supporting value communities like Southern Pines. Source
June 2025
Healthcare
HCA Florida Yulee Emergency opens
New healthcare and retail, including an HCA Florida Yulee emergency facility, opened as Nassau County grew. Why it matters: Added healthcare in Yulee supports demand across the wider Nassau area, including Hilliard. Source
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 Strategy
The Southern Pines buying strategy.
If we were buying in Southern Pines, this is the order of operations we would run, and the one we run for our clients.
1
Confirm well, septic, HOA, and any CDD for the exact home.
2
Confirm the lot: usable area, drainage, and the flood zone.
3
Inspect newer and any manufactured or modular homes for construction type.
4
Verify internet options at the address.
5
Drive the Callahan, Yulee, and Jacksonville commute at your real departure time.
The Quick Decision
Best Buy
A newer home on a high-and-dry, usable larger lot
Biggest Risk
Underbudgeting well, septic, or an underbudgeted CDD on a low parcel
Best Lot
High-and-dry, usable larger lot over a low or constrained one
Smart Timing
Buy as Nassau growth lifts the wider area
Deep-Dive Intelligence
The full read, only if you want it.
The takeaway
On mobile, tap any heading below to open it. This is the home by home, lot by lot, club and renovation detail, organized so you can jump straight to what matters to you.
Community Details at a Glance
The Homes
Type
Single-family on larger lots
Built
2010s to new construction
Size
About 1,500 to 3,000+ sq ft
Status
Newer rural Nassau community
Costs & Fees
HOA
Modest where present; some homes none
CDD
Possible; confirm per parcel
Taxes
Nassau County millage; confirm per parcel
Amenities
Setting
Rural, larger-lot Hilliard community
Schools
Top-rated Nassau County public schools
Access
US-1 and US-301 toward Callahan and Yulee
Pace
Quiet, small-town Nassau countryside
Location
Area
Hilliard, northern Nassau County
Access
US-1 and US-301
Callahan
About 15 minutes
Yulee
About 25 to 30 minutes
The Homes & Style
Southern Pines is a single-family community in Hilliard, in rural northern Nassau County, with newer homes on generous lots. Floor plans run from efficient three-bedroom homes to larger four and five-bedroom layouts, most with two-car garages and the energy efficiency of recent construction, on lots roomier than the typical suburban subdivision. Because the community is younger, buyers can find both new construction and lightly used resales.
The appeal here is space and value: larger lots, newer homes, and a quiet, small-town setting at a price below the Jacksonville and Yulee suburbs. The practical decision is the lot and new versus resale, with usable, high-and-dry homesites resaling better than low or constrained ones.
Living Here
Day-to-day life in Southern Pines is quiet, rural, and small-town, centered on Hilliard and the surrounding Nassau countryside. The community offers newer-home, larger-lot living with the conveniences of Hilliard close by, and the Nassau County school district, ranked the number-one district in Florida, serving the area.
The setting is rural, so everyday shopping is in Hilliard or a drive toward Callahan, Yulee, and the Jacksonville Westside. The trade is a longer commute and a small-town pace in exchange for space, value, and top-rated Nassau schools.
Before You Offer
Confirm water, septic, and any HOA or CDD. Rural Nassau homes are often on well and septic, while a newer subdivision may carry an HOA and, in some cases, a CDD, so verify the utilities and fees for the specific home before you judge a list price.
Confirm the lot. With larger, sometimes wooded lots, verify the usable area, drainage, the flood zone, and any wetland-adjacent ground, especially after rain.
Inspect newer and any manufactured or modular homes carefully for systems and construction type, and confirm financing for the specific type.
Verify internet options, which vary in rural Nassau, and drive the commute toward Callahan, Yulee, and Jacksonville at your real departure time.
Southern Pines vs. Comparable Nassau Areas
Southern Pines competes with the other rural and small-town communities of northern Nassau County around Hilliard and Callahan. Against the Yulee and Wildlight master plans to the east, it offers larger lots, lower prices, and a rural pace, while those communities counter with amenity centers, new construction at scale, and shorter commutes.
Against acreage and older Hilliard homes, Southern Pines offers newer construction and a subdivision setting. The honest shorthand: pick Southern Pines for newer homes, space, and value with top Nassau schools; pick a Yulee master plan for amenities and convenience, or acreage for maximum land.
Who Southern Pines Fits Best
Southern Pines fits buyers who want newer homes on larger lots at a value in a quiet, small-town Nassau setting, anyone drawn to the top-rated Nassau County schools, and buyers comfortable with a rural pace and a longer commute in exchange for space.
Southern Pines is a weaker fit for buyers who want a master-planned amenity center and a short commute, those who need city utilities and fiber at every address, or anyone seeking a walkable or beachfront location.
Southern Pines Homes For Sale
What your money buys in Southern Pines.
The takeaway
Three honest price bands. Condition and lot, not the square footage alone, decide where a home lands.
Here are the broad resale bands in Southern Pines today. The right home is the one matched to your budget and the renovation math, so seeing fitting listings early is the edge.
The Value Entry
$475K to $595K
Smaller newer homes on standard lots, the value entry into the community.
Lowest entry
The Core Home
$595K to $746K
Newer 3 to 4 bedroom homes on larger lots, the heart of the market.
Most inventory
The Acreage Top
$746K to $756K
The largest homes on the biggest, most usable lots, the top of the community.
Strongest resale
Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.
Three realistic price bands. Where a home lands comes down to condition and lot, not square footage alone.
$475K to $595K
The Value Entry
Smaller newer homes on standard lots, the value entry into the community.
$595K to $746K
The Core Home
Newer 3 to 4 bedroom homes on larger lots, the heart of the market.
$746K to $756K
The Acreage Top
The largest homes on the biggest, most usable lots, the top of the community.
Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.
Operator Intelligence
Renovation & Resale Intelligence
The factors that actually move value in Southern Pines, condition, lot, and the renovation math, read from current listings and recent sales.
15-Second Take
Renovation math decides the deal
Better lots and views resell strongest
Roof and HVAC age drive the insurance quote
Interior lots are where buyers overpay
Proprietary Data
The renovation premium.
Updated homes ask about 4% more per square foot than original-condition homes, and they tend to sell faster. In an all-resale market, condition is the single biggest swing in value, which is why reading the renovation math is the whole game.
Asking price per square foot
Renovated$219
Original$210
Median days on market
Renovated24
Original52
From current Southern Pines listings (renovated 1, original 5); condition inferred from listing descriptions, asking not closed figures. The exact number depends on a specific home's updates, lot, and view, which is the read we do before you offer.
Operator Note
The trap here is a beautifully staged original-condition home. Staging is cheap; a roof, HVAC, and a full modernization are not. We price the real renovation before you fall for the listing photos, because in an all-resale market that number is the difference between a deal and the most expensive house on the street.
Lot Value
The lot premium.
On a preferred homesite (water, preserve, corner, or a larger lot), the homesite is the part of your money the market gives back at resale. The house can be renovated; the lot cannot, so premium lots hold their value better than interior ones. How much more they command varies by frontage, view, and condition, which is why we read it home by home against real comparable sales rather than a single headline figure.
Operator Note
Most buyers overpay on interior lots in the back half of the community. A sharp renovation can distract you, but the weaker resale position follows the lot, not the finishes. We read the homesite before the kitchen.
Resale Strength Scorecard
How well Southern Pines holds value.
Our read on the factors that protect resale here, and the one to manage.
Top-ranked Nassau school districtStrong
Larger-lot, lower-price valueStrong
Nassau County growthPositive
Newer, low-maintenance constructionPositive
Utilities and rural commuteVerify it
Momentum analysis based on the community's structure, location, lot scarcity, and housing stock. Not a guarantee of future value.
Operator Note
The strongest value pocket is usually a renovated home on a good lot priced just under the next tier up. Buyers chasing the single biggest house often pay top prices for what is really a renovation project.
5 Mistakes Buyers Make in Southern Pines
15-Second Take
Calling the listing agent (who works for the seller)
Misjudging the renovation budget
Overpaying for an interior lot
Underbudgeting the carrying costs
Skipping the roof, HVAC, and systems check
The same five mistakes cost buyers the most in any market. Every one is avoidable with the right preparation before you tour.
1
Calling the listing agent
The agent on the sign works for the seller. In a market where condition swings price by hundreds of thousands, negotiating against that agent with no one in your corner is the costliest move of all.
2
Misjudging the renovation math
A dated home looks like a deal until you price the roof, HVAC, pool, and full modernization honestly. Underbudget the reno and the bargain becomes the expensive house.
3
Overpaying for an interior lot
A premium homesite (water, preserve, or a preferred position) carries a real, durable premium. Pay a top price for an interior lot and you are buying the weakest version of the value.
4
Underbudgeting the carrying costs
Two similar homes can cost very differently to own once the HOA, any CDD, insurance, and upkeep are priced in. Buyers who do not run the full monthly carrying cost misread the real number.
5
Skipping the systems check
An older home means older systems unless updated. Roof age, HVAC age, pool equipment, and prior renovations drive both price and insurability, and a thorough inspection matters more here than in a new build.
“
In rural Nassau the land carries the value. The lot, the utilities, and the schools decide the number.
Jon Brooks · Founder, Momentum Realty
Momentum Intelligence
Momentum Buy Score.
Our proprietary 0 to 10 read across the five factors that decide how a home here buys, holds, and resells.
7.4B · Buy Score
Resale Strength7.3/10
Renovation Risk8.4/10
Location Efficiency7.0/10
Long-Term Defensibility7.4/10
Carrying Cost Advantage8.4/10
Momentum Intelligence Scores are our proprietary, qualitative assessment based on the analysis on this page, on a 0 to 10 scale. They are a framework for comparing communities, not a guarantee of future value or advice on a specific home.
Momentum Housing Intelligence
Why our read on Southern Pines is different.
Most pages on this community are an automated estimate wrapped in stock copy. This one is built from the live realMLS feed, fourteen years of closed sales, and a renovation-by-renovation read of what actually moves value here, lot by lot. No Zestimate, no guesswork.
Live realMLS feed14 years of closed salesRenovation-premium analysisLot-by-lot, no automated estimates
Jon Brooks, founder of Momentum Realty. A housing economist with a background in real estate investment banking at Deutsche Bank and consulting at Ernst & Young, who has built and analyzed Northeast Florida real estate from the ground up.
Where the value actually sits. Each home is shaded by its price per square foot (a value read, not just a price) and ringed by lot type, so you can see at a glance which pockets carry a real, durable premium and where a renovation play makes sense.
Value ($/sqft)
$261 value$401 premium
GolfLake / waterPreserveInterior
Fill = price per square foot; ring = lot type, inferred from listing descriptions. Sold homes are shown by realized $/sqft (lot type not always recorded). Asking and recent-sold figures from realMLS; for orientation, not an appraisal.
15-Second Take
High-and-dry, usable larger lots hold value
Low or wetland-adjacent lots need a check
Wooded privacy adds premium
The lot cannot be changed; the finishes can
Read the lot and utilities before finishes
In a rural Nassau community the lot is most of your money. High-and-dry, usable larger lots command and hold a premium over low or constrained parcels. Read the lot, the drainage, the well and septic, and the flood zone first, then price the home's condition against the land.
The 15-Second Verdict
Southern Pines in 15 seconds.
Best forbuyers who want newer homes, space, and top Nassau schools at a value.
Biggest advantageLarger lots and the top-ranked Nassau district at a small-town price.
Biggest riskUtilities and the rural commute on larger-lot homes.
Sweet spotA newer home on a high-and-dry, usable larger lot.
Avoid ifyou want amenities, a short commute, or city utilities everywhere.
HOA, CDD & Fees
15-Second Take
Modest or no HOA depending on the section
Possible CDD on some newer homes
Many homes are on well and septic
Top-rated Nassau County schools
Read the lot and utilities before the finishes
Southern Pines homes carry modest or no HOA depending on the section, and some newer Nassau subdivisions may carry a CDD assessment on the tax bill. Many rural homes are on well and septic. Confirm the HOA, any CDD, and the utilities for the specific home.
Where an HOA exists, it typically covers common areas and any signage or entry features. Many homes are on well and septic, which the owner maintains; any CDD funds roads and amenities through the tax bill.
There is no country club. The amenity is the larger-lot, small-town setting, the top-rated Nassau schools, and the surrounding countryside.
Run Your Numbers
Tools for a Southern Pines buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and view, not the Zestimate. The right number comes from closed comps matched to your renovation level and lot.
Selling in Southern Pines
Price it to the lot, the utilities, and the condition, not a suburban median.
If you are thinking about selling in Southern Pines, the right list price comes from recent comparable larger-lot sales nearby, matched to your lot, utilities, and updates, not an automated suburban estimate.
Momentum listings (YTD)
97.98%
Sold-to-list ratio across the Jacksonville metro for our agents, sellers keeping more of their price.
Market average (YTD)
96.73%
The broader metro average sold-to-list ratio over the same period.
Momentum days on market
64 days
Median days on market for our listings, faster sales mean less carrying cost and stronger leverage.
Market days on market
72 days
The broader metro median over the same period.
Sold-to-list and days-on-market figures reflect Momentum Realty listings versus the Jacksonville metro average, year to date. Your home's result depends on pricing, condition, lot, view, and preparation.
In Southern Pines, condition and view decide your number
Because buyers here are weighing your home against renovated comps and cross-shopping Hilliard, a home priced to the community average instead of its true condition and view either leaves money on the table or sits. A renovated kitchen, newer roof and HVAC, and a golf or lake view all deserve to show up in your price, and a buyer pool reading renovation math needs to be shown why your home is worth it. We build that case with real comps and a pricing strategy for the current market.
What is your Southern Pines home worth?
Get a no-obligation home value based on real comparable sales in Southern Pines matched to your condition, lot, and view, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
Price History: What Homes Here Have Actually Sold For
Median sale prices in Southern Pines year by year since 2012, from closed MLS sales. A long track record beats a single estimate, showing what this community has really done through rate cycles rather than what a model predicts.
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Nassau County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
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.
How much local inventory is already under contract
24% of homes for sale in ZIP 32046 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 (2026-06-26).
Southern Pines Market Scorecard
Seller's market
Southern Pines is currently a seller's market. About 3.1 months of supply, a median asking price of $712,000, and homes go under contract in about 42 days.
3.1
Months supply
$712,000
Median list
$628,400
Median sold
$215
Per sqft
42
Days on mkt
6/0/23
Active/Pend/Sold
Typical home value in the 32046 ZIP is $360,505, right around the Florida norm (Zillow Home Value Index).
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Frequently Asked Questions
Is anything actually for sale, or am I waiting?
Often you are waiting, honestly. Terrata's site lists the community as sold out, and the resale layer is young and thin, a home or two at a time, sometimes none. That is exactly why prepared buyers win here: we set alerts on the subdivision and on the broader Nassau acreage market, have the financing and homework templates ready, and move inside the first week when the right home lists, because in a one-listing market the first credible offer often sets the terms.
What is the well-and-septic reality, day to day?
Mostly invisible, occasionally invoiced. You will maintain a water filtration/softening setup and test the water periodically, pump the septic tank every three to five years, and protect the drainfield (know where it is before you plan the pool, the barn, or the truck parking). At purchase, we order dedicated well and septic inspections alongside the general inspection, and we confirm the system was permitted and sized for the bedroom count. The reward is no water or sewer bill, ever.
Can I have horses, chickens, a workshop, an RV?
This is a covenant question, not a vibes question. The acreage feels like anything-goes country, but a recorded HOA exists here, and acreage-community covenants typically regulate animals, outbuildings, fencing, and vehicle storage in detail. Some of what people buy acreage for is allowed, some is restricted, and the only honest answer is the current recorded documents read against your specific plan, which is exactly what we do before you write an offer, not after.
How quiet is it, really, and what are the catches?
Genuinely quiet, with rural footnotes: US-1 carries trucks and the occasional train corridor noise travels at night; western Nassau is working timber country, so prescribed burns put smoke on the horizon some weeks and log trucks on the roads most weeks; and hunting season is audible from the surrounding private and public lands. Dark skies, real stars, and wildlife in the yard are the other side of the same ledger. Visit at night and on a weekday morning before you decide.
Where is Southern Pines located?
Along Pitch Lane off US-1 in western Nassau County near Hilliard, Florida (ZIP 32046), in the pine flatwoods between Hilliard and Callahan, next door to LGI's Whisper Ridge community. Hilliard's town core is about 8-12 minutes, Callahan roughly 15 minutes south, Jacksonville International Airport about 30-38 minutes, and downtown Jacksonville 40-plus minutes.
Who built Southern Pines?
Terrata Homes, the luxury brand of LGI Homes (NASDAQ: LGIH), and Southern Pines was the brand's first community in Florida, announced in September 2021. Sales ran through LGI's information center at the neighboring Whisper Ridge community, and the builder's own site now lists Southern Pines and all of its floor plans as sold out.
Is Southern Pines still selling new homes?
As of 2026, Terrata's site shows the community sold out, so the market is the young resale layer plus any final builder closings. Inventory is thin and irregular, sometimes zero, which is why we set alerts on the subdivision and the broader western Nassau acreage market and prepare buyers to move inside the first week when the right home lists.
How big are the lots at Southern Pines?
Homesites run from 1 to 6 acres, and every home sits on at least an acre, which is the community's defining feature: new-construction luxury on real acreage is a product the Jacksonville metro essentially does not build at this price, anywhere within roughly 45 minutes of the city.
What do homes at Southern Pines cost?
Builder pricing ran from the $490s at the 2021 opening to a published $619,900-$745,900 on the final Bradley, Mantle, and Tallulah lineup, and 2025 closings we can see ran roughly $504,900 to $718,900, including a 3,353-square-foot resale on 1.58 acres at $665,000 in August 2025. The record is thin and young, so we comp any purchase against the full Nassau acreage market, not just the last sale.
What floor plans were built here?
The original 2021 collection offered five craftsman designs from about 2,592 square feet (including the Albany), and later plans included the Kennesaw, the Bradley (~2,950 sq ft, 3 bed, 2.5 bath), the Mantle (~3,261 sq ft, 4 bed, 3 bath), and the Tallulah (~3,654 sq ft, 4 bed, 4.5 bath), with 3-car garages, media and game rooms, home offices, and covered patios with outdoor kitchens.
What luxury features are included in the homes?
Terrata's included-spec model bundled what other builders sell as upgrades: a covered outdoor kitchen in every home, stainless Whirlpool appliance packages, granite or quartz countertops, 42-inch wood cabinets with crown molding, luxury vinyl plank flooring, high ceilings (13-foot in some plans), epoxy-coated garage floors, and fiber prewiring. At resale, that spec is a documented value argument, and we itemize it in every listing or offer.
Does Southern Pines have an HOA?
A Southern Pines homeowners association is registered with the state, and recent sold listings have shown dues around $76 per month, while at least one listing has displayed no HOA, so the portal data conflicts and only the recorded documents settle it. The load is light either way, there is no clubhouse or amenity payroll to fund, but the covenants on animals, outbuildings, fences, and RVs are exactly what acreage buyers need read before offering, and we do.
Is there a CDD at Southern Pines?
We have found no community development district assessment attached to Southern Pines in any listing or public source, which fits an acreage community with no bonded amenity infrastructure, and it is one of the quiet financial advantages here versus the SR-200 master plans, where CDD lines around $130 a month are typical. We still verify the tax bill line by line for the exact parcel before closing, because advantages deserve confirming, not assuming.
Are the homes on well and septic?
Listings in the community reference private septic systems and whole-house water filtration, which is standard for acreage in western Nassau: plan on well and septic ownership, periodic water testing, septic pumping every few years, and a drainfield reserve, with dedicated well and septic inspections at purchase. The offset is no monthly water or sewer bill, ever. We verify the exact utility setup, permits, and system sizing for the specific home rather than assuming any of it.
What is the Four Creeks State Forest access actually like?
Four Creeks State Forest, roughly 13,000-plus acres between Callahan and Yulee, sits minutes down US-1, with its official entrances on the Callahan side, about 15-20 minutes from the community, and its forestry management station in Hilliard. Inside are the ~12-mile Fireline and ~8-mile Red Root trails (open to horses, bikes, and hikers; riders need current Coggins papers), 20-plus miles of unpaved roads, paddling on the four namesake creeks, and seasonal hunting as a wildlife management area with proper FWC licenses and permits. It is a short drive away, not a gate at your back fence, and we map any specific parcel against the boundaries before a buyer assumes otherwise.
What schools serve Southern Pines?
Nassau County schools: Hilliard Elementary (8/10 on GreatSchools, with test scores near the top of the state) and Hilliard Middle-Senior High (6/10, with AP and gifted programs on a combined grades-6-12 campus). Nassau County is one of Florida's stronger districts. Assignment is by address and boundaries can change, so confirm current zoning for the specific home with the district before you offer.
What is Hilliard like to live in, honestly?
A rural town of fewer than 3,500 people: a Winn-Dixie on US-1, a short list of local restaurants, churches, ballfields, a strong civic calendar (the Harvest Festival and the Parade of Trees), and the FAA's Jacksonville Air Route Traffic Control Center as the improbable anchor employer. Everything bigger is a drive, Callahan 15 minutes, the airport and River City Marketplace about a half hour, Wildlight's retail and medical 30-35 minutes, downtown 40-plus. The buyers who thrive here wanted exactly that.
What about insurance and flood risk?
The profile is about as friendly as Florida offers: inland, new-code construction (2021-2025) with wind-mitigation credits standard, far from coastal surge, and well removed from the flood corridors that drive coastal premiums, though western Nassau's creeksheds mean individual parcels can still carry wet corners or flood-layer surprises. Pull the FEMA zone for the exact parcel and get a real quote on the specific home, with the wind-mitigation report in hand, before you set the budget.
How does Southern Pines compare to Whisper Ridge next door?
Same LGI family, same corridor, opposite products. Whisper Ridge is the entry play: smaller homes (~1,211-1,847 sq ft) from the high $200s to mid $300s on conventional lots with a playground park and a ~$40/month HOA. Southern Pines is the land play: 2,950-3,654-square-foot craftsman homes with included outdoor kitchens on 1-6 acres at roughly double the price. The shared information center confuses shoppers; the products do not actually compete.
Do I need my own agent to buy at Southern Pines?
Yes, more than in most communities. In a thin, post-builder acreage market, your agent finds the inventory (alerts, off-market outreach), builds the comp case where no easy comps exist, reads the covenants against your acreage plans, orders the well, septic, and general inspections, verifies the fee and tax picture in writing, and negotiates without a deep market to anchor on. Momentum Realty will connect you with a Nassau County acreage specialist; call (904) 351-6461 or use the form on this page.
Who is the best real estate agent for Southern Pines?
The best agent for Southern Pines is one who actively works Hilliard and knows the community's pricing, HOA and CDD details, and current inventory. Tell us what you're looking for in the form on this page and Momentum Realty will match you with a local specialist for Southern Pines.
How do I find a top Hilliard real estate agent who knows Southern Pines?
Share a few details in the form on this page. Momentum Realty has 280+ agents and more than $3.5B in closed sales, and we'll connect you with one who knows Southern Pines and the wider Hilliard area.
Can Momentum Realty connect me with an agent for Southern Pines?
Yes. Use the form on this page and we'll introduce you to a local specialist who can guide your Southern Pines purchase or sale — no call center and no pressure.
The Verdict
Should you buy in Southern Pines?
An honest fit check. We will tell you when it is not your community.
You want newer homes on larger lots at a valueExcellent fit
You are drawn to top-rated Nassau schoolsExcellent fit
You are comfortable with a rural paceExcellent fit
You will verify utilities and the lotExcellent fit
You want a master-planned amenity centerProbably not
You need a short commuteProbably not
You require city utilities everywhereProbably not
You want walkability or a beachfrontProbably not
Get the inside read on Southern Pines
Whether you are buying a renovation project, comparing the lots and views, weighing the carrying costs, or selling your Southern Pines home, tell us what you need. Every inquiry comes straight to us. We represent you, not the seller, and what your agent is paid is negotiable and set in a written buyer agreement up front. No obligation, no spam, no high-pressure follow-up.
You are all set.
A Momentum Realty Southern Pines specialist will reach out personally, usually the same day.
Photography on this page is sourced from active and recently sold MLS listings in this community and remains the property of the listing brokerage and/or photographer. Source: Data provided by realMLS.
Median sale price in Southern Pines Hilliard, Florida by year (2021 to 2026). Source: Momentum Realty.
Get a real cash offer on your Southern Pines home in 24 hours and close in as little as 7 days, as-is. Because Momentum is a licensed RealTrends-500 brokerage, we'll also show you what listing would net — so you choose with both numbers.
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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.
