Jacksonville, FL · Nassau County, FL · 7,075 properties with county records
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Hilliard 32046 is in Nassau County, FL. The typical home value in Hilliard 32046 is $363,692 (Zillow Home Value Index, August 2026), up 3.4% from a year earlier. Homes that sold went under contract in a median 78 days, and 28% of listings took a price cut (Redfin Data Center, period ending Aug 31, 2026). On Lotvox's market-leverage reading of that data, with 3.6 months of supply, buyers hold the advantage. The Lotvox Turnover Index is not published for 32046 yet: it appears only where a held-out test on the county's recorded sales beats chance. Across Nassau County's 5 ZIPs with a Zillow value, the middle one is $391,818, so 32046 sits 7% below the county middle. Lotvox holds county assessor records for 7,075 properties in 32046.
Headline value data through August 2026. Each source below carries its own date.
Is 32046 a buyer's or seller's market?
By Lotvox's leverage reading of Redfin data through Aug 31, 2026, 32046 is a buyer's market. Homes went under contract in a median 78 days with 3.6 months of supply.
What do homes in 32046 sell for?
The typical home value in 32046 is $363,692 (Zillow Home Value Index, August 2026), up 3.4% in a year. County records put the median at about $217 per square foot (computed Apr 21, 2026).
Who is likely to sell in 32046?
Lotvox only publishes its Turnover Index where a held-out test on recorded sales beats chance, and 32046 has not passed that test yet. When it does, the score appears here.
How does 32046 compare to Nassau County?
32046's typical value of $363,692 compares with a middle value of $391,818 across Nassau County's 5 ZIPs. Both are Zillow Home Value Index figures for August 2026.
Where does this 32046 data come from?
Values and rents come from Zillow's research data, sales pace from the Redfin Data Center, and property counts and turnover from county assessor and deed records. Each number on this page carries its own date, and the method is published at lotvox.com/methodology.
Verdict grades housing conditions; buyer-timing, investor cash-flow, supply-tightness and county macro scores answer different questions — each in its own section.
Buyer / seller
buyer-timing lens
Strong Buyer's Market
Needs 11% correction for affordability
DOM: 84d (falling) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)50
Valuation Gap (25%)80
Supply & Demand (20%)100
Buy vs Rent (15%)100
Cancellation Rate (10%)100
Days on Market (5%)75
Strong buyer leverage in 32046. If you must buy now, offer 10-15% below list price. Payment burden: 30.7% of median income. Median days on market: 84. Renting is approximately 210% cheaper than buying (price-to-rent ratio: 37.2). Market appears 26% overpriced vs. assessed values.
What to Offer
Offer 10-15% below list price. Sellers are under pressure.
Conditions most similar to late 2007 — overvaluation without corresponding income growth. Significant correction potential.
WARMINGBUYER ADVANTAGE
Market is warming with rising prices. Buyers have strong negotiating leverage. Prices up 3.4% YoY.
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Housing pulse — Housing pulse could not be loaded (429).
Price bands
mix-shift
Price Bands — the median behind the median
A single median rises whenever expensive homes become a bigger share of what sells, even if no tier got more expensive. These are the tiers underneath it, computed from recorded arms-length deed transactions in Nassau.
Current tiers · 12 months to Aug 25floor 10 sales/tier
4 tiers had too few sales in this ZIP and are shown at county or metro level — see the stamp on each row.
Tier
Median
$/sqft
Sales
Share
Source
Under $250k
$150k
$128
60
29.0%
ZIP
$250k–$500k
$316k
$179
86
41.5%
ZIP
$500k–$750k
$581k
$196
51
24.6%
ZIP
$750k–$1M
$850k
$317
253
—
COUNTY · Nassau, FL
$1M–$1.5M
$1.19M
$379
158
—
COUNTY · Nassau, FL
$1.5M–$2M
$1.68M
$467
54
—
COUNTY · Nassau, FL
$2M+
$2.92M
$699
53
—
COUNTY · Nassau, FL
All sales (the headline median)
$317k
$180
207
100%
ZIP
No mix-shift history for this area. no geography from this ZIP up to metro has 8+ quarters of 10+ recorded arms-length sales across at least 4 price tiers. Trends are drawn only from recorded transactions; the last-sale snapshot above cannot carry a time series, because a property that sold twice keeps only its latest sale — which drags the history upward through the tiers and would invent the very mix shift this section exists to test for.
National context — not local
NAR's aggregate existing-home median for the United States and the South census region. This is the figure the tiers above are a check on. It is national/regional and says nothing about 32046.
United States
South
Copyright, National Association of Realtors. Reprinted with permission. Retrieved from FRED, Federal Reserve Bank of St. Louis. FRED publishes a rolling 13-month window for these series.
Tiers computed from Lotvox parcel and deed substrate through Aug 25 (10 later months withheld as partially loaded). Sample floor 10 sales per tier; below it a figure is drawn from the county or metro and labelled, or left blank. Multi-parcel bulk deeds and duplicate records are excluded.
ZIP score grades housing; county score adds macro distress (jobs, debt, poverty). They answer different questions.
ZIP 32046→Nassau County, FL
12-Month Direction
-2Stable
Confidence
100%
DeterioratingStableImproving
BuildersLens Market Intelligence
Market Score
35· Weak
Market Score grades housing-market conditions (affordability, valuation, supply). The county Healthy/Moderate/Distressed badge measures economic distress (jobs, debt, poverty) — the two can read differently.
Payment Burden
33.7%
stretched
Source: Freddie Mac PMMS (FRED MORTGAGE30US) 7.4% · Zillow ZHVI · Census income · Updated 2026-10-08
Price-to-rent
37.5x
favors renting
Source: Zillow ZHVI ÷ (Zillow ZORI × 12)
Valuation3
+72.5%
overvalued
Source: Lotvox comps · Updated 2026-05-15
Supply/Demand
3.6 mo
balanced
Source: Redfin Data Center (ZIP): inventory ÷ monthly homes sold · Updated 2026-08-31
Insurance Risk
49/100
moderate
Source: FEMA/NFIP · Updated 2026-04
County distress indicators
ECONOMIC INDICATORS
Economic indicators are mixed relative to comparable U.S. counties.
Unemployment Rate
4.6%
FL 4.5%US 4.4%
Near national averages
Source: BLS LAUS · 2026-0845d ago
Poverty Rate
9.5%
FL 12.4%US 12.6%
Lower than most U.S. counties
Median Household Income
$88,900
FL $72,373US $82,006
Higher than most U.S. counties
Cost of Living (RPP)
101.2
FL 101.2US 100.3
Near national averages
Home Value (ZHVI)$482,069
County data: BLS, Census ACS, CDC, FBI UCR, Federal Reserve, USDA
