Two Creeks, Middleburg

Market snapshot

Thirty-three closings were recorded at a median of $406,000 and roughly $169 a square foot. Homes averaged 66 days on market with 2.5 months of supply, described in the source as a balanced market. Median price was about 8% below the prior year. The low price-per-square-foot relative to the median price is what you would expect where lots and houses both run large.

Market figures above are aggregated community sales data taken from the public community-data index published at the website movewithmomentum.com (an unaffiliated third party), dataset generated 2026-07-13, reflecting sales as of 2026-07-09. Figures are area aggregates, not an appraisal or a valuation of any individual home, and they change as new sales record. HOA dues, CDD fees and property taxes are NOT shown here: the only figures available for them are modelled estimates rather than recorded amounts. Ask Chris Moore for the current recorded numbers before you rely on them.

Where it is

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By the numbers: Clay County market context

Two Creeks sits inside Clay County, where the countywide Zillow Home Value Index read $339,079 in June 2026, down about 1.0% from $342,660 a year earlier. Countywide rent (Zillow Observed Rent Index) runs $1,875 a month, inventory sits at 1,254 active listings, and 28.79% of those listings carried a price cut. Two Creeks' own $406,000 median sits well above the county figure, consistent with its larger lots and newer construction, and the ZIP that contains Middleburg, 32068, showed a June 2026 ZHVI of $329,821 — down roughly 1.1% year over year from $333,658 — a similar soft-landing pattern to what the Two Creeks-specific dataset above reports.

Schools zoned to Two Creeks

Two Creeks feeds into the Middleburg High School zone, distinct from the Fleming Island High School zone that serves Eagle Harbor and Hibernia Plantation closer to the river. At the elementary level, buyers here typically zone to Thunderbolt Elementary or Fleming Island Elementary, with Lakeside Junior High serving the middle grades. Confirm the exact assignment for a specific address before you buy — Clay County school boundaries are subject to redistricting, and the district's own locator at oneclay.net is the only authoritative source, not this page.

CDD and HOA math in Two Creeks

Two Creeks carries an active Community Development District with outstanding bond debt. Its CDD assessment splits into a bond debt service portion that repays the original infrastructure construction bonds and can be prepaid by an owner, and an operations and maintenance portion that funds ongoing amenities and continues indefinitely regardless of the bond balance. HOA dues run separately, roughly $85 to $130 a month. Two otherwise identical houses on the same street can carry meaningfully different tax bills depending on whether a prior owner paid off the bond portion — always pull the current recorded assessment for the specific lot, not a community average, before you write an offer — verify it with the Clay County Property Appraiser.

Commute and the VA loan math

Middleburg does not sit inside the tightest NAS Jacksonville commute band the way Fleming Island or Oakleaf Plantation do, but Blanding Boulevard and County Road 220 connect Two Creeks to Highway 17 and I-295 within a reasonable drive, and it draws its share of PCS families who want acreage over a shorter commute. If you are working VA entitlement and BAH math for a PCS move, run the numbers before you tour: at Two Creeks' $406,000 median, a $0-down VA loan means comparing your BAH against principal, interest, taxes, insurance and that CDD assessment — not against a mortgage payment alone. Call before you commit to a timeline; the discipline is in the math, not the tour.

What to check before you buy here

Middleburg has real variation in well and septic versus municipal water and sewer, and that changes both your monthly cost and your inspection list. Ask which one the house is on, when the septic was last pumped, and where the drain field sits. Also pull the flood determination for the specific parcel at the FEMA flood map service center — Black Creek's floodplain does not follow the road pattern.

Take care of your people means taking care of the details before you sign, not after. Get the CDD assessment and HOA dues in writing from the association, not from a listing description, and confirm the current recorded property tax bill rather than estimating from the median. If you are working with a lender on a VA loan, get the funding fee and any exemption confirmed early — it changes your final number more than a rate quote does.

Who Two Creeks fits

Two Creeks fits buyers who want larger lots and newer construction than the older Middleburg subdivisions offer, and who are comfortable trading a shorter NAS Jacksonville commute for more land and a lower price point than Fleming Island or Oakleaf. It suits a buyer who wants municipal water and sewer over well and septic and is willing to carry a CDD assessment for it — confirm which utility setup a specific house has before you assume either way. It's also a match if acreage and a quieter road matter more to you than walkability to a town-center commercial strip. If commute time to the base gate is your top priority, compare it against a community inside the tighter commute band before you commit.

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