The Village at Otter Creek
Homes for Sale in Blackshear, GA
All 53 homes for sale in Blackshear, GA · median $269,900 · 53 homes for sale in 31516
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of Jody DuPont, Compass360 Realty, Inc. Waycross · via ScoutMLS®
As of September 2026, The Village at Otter Creek in Blackshear, GA has 3 homes for sale. Homes listed or recently sold were built 2021–2023; 3 listings state no HOA.
Homes For Sale Right Now in The Village at Otter Creek
Live MLS inventory for The Village at Otter Creek. 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 · 47 daysTop listing
Active · 30 days
Active · 3 daysActive and pending The Village at Otter Creek listings as of 2026-09-19, priced high to low. Listing data provided by ScoutMLS® (Golden Isles Association of REALTORS®). The data is deemed reliable but is not guaranteed to be accurate by ScoutMLS. 
Tap any home to ask about it.
Every Home for Sale in The Village At Otter Creek Right Now (3)
All 3 active and pending The Village At Otter Creek listings with a detail page, newest first, refreshed twice a day from the MLS.
- 4720 Otter Creek Circle · $184,000 · 3 bd / 2 ba · listed Aug 31, 2026 · listed by eXp Realty, LLC
- 4761 Otter Creek Circle · $229,900 · 3 bd / 2 ba · listed Aug 4, 2026 · listed by Compass360 Realty, Inc. Waycross
- 4760 Otter Creek Circle · $319,900 · 3 bd / 2 ba · listed Jul 18, 2026 · listed by Compass360 Realty, Inc. Waycross
The MLS record for The Village at Otter Creek is thin right now, with only a single closing in the current window. That is not enough transaction volume to establish a reliable price trend, so anyone using recent sales to set an offer or a listing price needs to treat that one data point as a starting reference, not a market average.
In a market this quiet, price gets set less by comparable-sale math and more by direct negotiation and whatever condition and lot-specific factors are in play on the home itself. Buyers have room to ask questions and take their time; sellers should expect that pricing will need real justification rather than a quick pull of recent comps.
The Village at Otter Creek right now
🟢 Buyer-leaning market. 36.0 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 ScoutMLS® records, as of September 3, 2026. Confidence: Low (3 active and pending listings, 1 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated September 20, 2026 · Live data: ScoutMLS®, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
The Village at Otter Creek sits in Pierce County near Blackshear, an area where MLS activity for this specific community is limited enough that broader Pierce County or Blackshear-area context matters more than the community's own sales history.
SCOUT sales records identify 11 homes in The Village at Otter Creek that have changed hands since 2021, built between 2020 and 2023 (median 2021), with a median living area of about 1,464 sq ft and a typical 3-bedroom, 2-bath layout; 100% are single-family homes. Source: SCOUT 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 market around The Village at Otter Creek
In ZIP 31516 (Blackshear), 13 homes closed in the last 12 months at a median of $477K ($188/sq ft), up 27.9% year over year, with a median 108 days on market. Right now 6 active and 3 pending listings put supply at about 12.0 months — a buyer's market. See the live ZIP 31516 housing market.
ZIP and county figures describe the wider market, not The Village at Otter Creek specifically. Momentum Research analysis of MLS records.
The setting & the homes.
Aerial and on-site photos of The Village at Otter Creek. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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The Village at Otter CreekPhotos from ScoutMLS® listings in The Village at Otter Creek; content deemed reliable but not guaranteed.
Who The Village at Otter Creek is best for.
Best for
- Buying with flexibility on timeline and willingness to verify details outside the standard listing.
- Looking for a Pierce County location near Blackshear without needing an established sales track record to lean on.
- Comfortable negotiating price without a deep set of recent comparable sales to reference.
Probably not for
- Needing a confirmed set of community amenities before making an offer.
- Relying heavily on recent comparable sales to validate a price.
- Wanting a community with an established, high-volume MLS transaction history.
Housing distress & ownership in The Village at Otter Creek, Blackshear
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. Listing data provided by ScoutMLS® (Golden Isles Association of REALTORS®). The data is deemed reliable but is not guaranteed to be accurate by ScoutMLS. Deemed reliable but not guaranteed.
The Village at Otter Creek on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from ScoutMLS®. Map data © OpenStreetMap, tiles © CARTO.
The The Village at Otter Creek buying strategy.
If we were buying in The Village at Otter Creek 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 The Village at Otter Creek.
A Community Still Building Its MLS Track Record
With just one closing recorded in the current window, The Village at Otter Creek does not yet have the volume of sales data that makes pricing and pace-of-market comparisons straightforward. That is common for smaller or newer communities in Pierce County, where transaction counts can run low for stretches even when interest in the area is steady.
Current MLS listings do not identify community amenities for The Village at Otter Creek. That does not mean none exist, only that a buyer should not assume anything about pools, common areas, or shared facilities based on the listing feed alone. Confirming what is and is not included here means checking HOA documents, plat records, or asking directly rather than relying on the MLS description.
The location and the amenities are priced into every listing in The Village at Otter Creek. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
A community with one recent closing and no amenity data in the MLS is exactly the kind of situation where an agent's legwork matters more than the listing sheet. We pull Pierce County property records, check HOA filings where they exist, and talk to listing agents directly to fill in what the feed does not show, so a buyer or seller here is working from verified information instead of an incomplete public listing.
The Village at Otter Creek 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 The Village at Otter Creek 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 Village at Otter Creek sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in The Village at Otter Creek, 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 Village at Otter Creek home worth?
Get a no-obligation home value based on real comparable sales in The Village at Otter Creek, 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 Village at Otter Creek on the map →
16% of homes for sale in ZIP 31516 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 (2026-09-20).
The Village at Otter Creek Market Scorecard
The Village at Otter Creek is currently a strong buyer's market. About 36.0 months of supply, a median asking price of $229,900, and homes go under contract in about 44 days.
Go deeper: true cost calculator · affordability calculator.
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 The Village at Otter Creek a buyer's or seller's market right now?
Who is the best real estate agent for The Village at Otter Creek?
How do I find a top Blackshear real estate agent who knows The Village at Otter Creek?
Can Momentum Realty connect me with an agent for The Village at Otter Creek?
Where is The Village at Otter Creek, and what county is it in?
Should you buy in The Village at Otter Creek?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | ScoutMLS®, refreshed twice daily (last: September 19, 2026) |
| Historical depth | Closed-sale records back to 2020 (10 transactions analyzed) |
Verify the primary sources yourself: Georgia DOR · U.S. Census · FEMA flood maps.
Momentum Research figures are our own analysis of ScoutMLS® 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 will price yours against live local comps — a real number, not an algorithm’s guess.
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See how The Village at Otter Creek fits the bigger picture — live prices, inventory, and Momentum Scores:
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