The Hills Of Glen
Homes for Sale in Glen St. Mary, FL
True comps, carrying-cost math, and listings before the portals.
The Hills Of Glen is a small pocket of 69 homes in Glen St. Mary, and price here is driven far more by condition and lot than by any headline number. With a build range that stretches from 1960 to 2023 and a median year built of 1984, you are shopping a genuinely mixed inventory — original mid-century homes, decades of updates, and a handful of newer construction sitting side by side. That spread means two homes of similar size can carry very different price tags depending entirely on what has been done inside.
At a homestead share of about 76%, most of these homes are owner-occupied rather than turned over as rentals, which tends to keep the standing inventory tightly held and turnover modest. For a buyer, that means patience and a willingness to move when the right condition comes up. For a seller, it means your comps are thin enough that presentation and updates do real work — a well-prepared home stands out in a market this size.
Who The Hills Of Glen is best for.
Best for
- Buyers who can evaluate an older home's systems and want value tied to condition rather than a price tier
- Owner-occupants seeking an established, slow-turnover neighborhood in Baker County
- Renovation-minded buyers willing to take on an original home and update it over time
Probably not for
- Buyers who need a wide selection of listings to compare at any given moment
- Anyone requiring uniform, new-construction-only housing stock
- Buyers wanting a large floor plan well above the roughly 1,707 sqft median
The market around The Hills Of Glen
The Hills Of Glen is a small community — 9 recorded sales on file, most recently in 2024 — too few for its own price trend. Here is the market around it.
In ZIP 32040, 40 homes are on the market and 30% are under contract — a fast-moving corner of Glen St. Mary.
Across Baker County, 84 homes are active and 34 pending (29% under contract).
The housing mix here is 87% single family residence, 13% manufactured home.
ZIP and county figures describe the wider market, not The Hills Of Glen specifically. Momentum Research analysis of MLS records.
The The Hills Of Glen buying strategy.
If we were buying in The Hills Of Glen 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 The Hills Of Glen.
A condition-driven market, not a price-tier market
The defining fact of The Hills Of Glen is age spread. A 1960 home and a 2023 home in the same neighborhood are not competing on the same terms, and the median build year of 1984 tells you the center of gravity sits with homes that have had time to be renovated once or twice — or not at all. Walk each listing on its own merits: roof, systems, kitchens and baths will explain most of the price difference you see.
At roughly 1,707 median living square feet, these are practical, mid-sized homes rather than sprawling floor plans. Combine that with a high owner-occupied share and you get a community that trades slowly and rewards buyers who know exactly what updated versus original looks like. The upside of a small market is less noise; the cost is fewer choices at any one moment.
The location and the amenities are priced into every listing in The Hills Of Glen. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a 69-home community with a six-decade age range, the comp that matters is the one that matches condition — not just size or year. We price and negotiate off what has actually been done to a home, help buyers read past cosmetic updates to the systems that drive value, and position sellers to stand out in a market where turnover is thin and presentation carries weight.
The Hills Of Glen 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 The Hills Of Glen 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 The Hills Of Glen sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in The Hills Of Glen, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your The Hills Of Glen home worth?
Get a no-obligation home value based on real comparable sales in The Hills Of Glen, 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 The Hills Of Glen on the map →
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Baker 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 · Baker 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.
Frequently Asked Questions
How many homes are in The Hills Of Glen?
What share of The Hills Of Glen is owner-occupied?
When were the homes in The Hills Of Glen built?
Who is the best real estate agent for The Hills Of Glen?
How do I find a top Glen St. Mary real estate agent who knows The Hills Of Glen?
Can Momentum Realty connect me with an agent for The Hills Of Glen?
Should you buy in The Hills Of Glen?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (2 streets, ZIP 32040)) |
| Under-contract shares | realMLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2002 (16 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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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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