Fleming Island, FL Homes for Sale: Established Neighborhoods, Water on Every Side

Fleming Island is bordered by water: the St. Johns River to the east, Doctors Lake to the north, Black Creek to the south and Swimming Pen Creek to the west.

It's one of the most established addresses in Clay County, with master-planned neighborhoods, golf, and shopping along US 17. Homes here cost more than the county average, and they hold their buyers. The questions are which neighborhood, what the dues buy, and what the water means for insurance.

What Fleming Island Costs Right Now

Fleming Island is one of the tighter markets I cover: 410 homes sold in the last 12 months, with about three months of inventory.

The median ran higher in spring and summer than in winter. Riverfront and Doctors Lake homes sell well above these numbers and price off their own comps.

Source: Northeast Florida MLS via Flexmls, residential, Fleming Island addresses, October 2025 to September 2026.

Where Fleming Island Is, and How It's Laid Out

Fleming Island is unincorporated Clay County, between Orange Park to the north and Green Cove Springs to the south, with US 17 running down the middle. About 29,000 people live here.

• Fleming Island Plantation: the large master plan, with golf, pools and its own Community Development District.
• Eagle Harbor: the other big master plan, with golf and amenity centers.
• Pace Island and smaller neighborhoods: quieter streets off the main corridors, a mix of ages and lot sizes.
• Hibernia: the historic south end, home to St. Margaret's Episcopal Church, on the National Register since 1973.

Master-Planned Living: What the Dues Buy

Most Fleming Island homes sit inside a master plan, and that comes with a monthly or yearly cost.

• HOA dues cover common areas and, in many neighborhoods, pools, tennis and the amenity center.
• A CDD assessment shows up on the tax bill in Fleming Island Plantation. It pays for the district's roads, ponds and amenities.
• Golf membership is usually separate from HOA dues.

Two houses at the same price can carry very different yearly costs. I pull the HOA budget and the tax bill before you write an offer, so you compare the real monthly number, not just the price.

The Water Questions I Answer Before You Buy

1. Flood zone, by parcel. Doctors Lake, Black Creek and the river all touch the island. Two homes on the same street can sit in different zones.
2. Insurance and elevation. I get the elevation certificate when there is one, and an insurance quote before you're attached.
3. Dock and bulkhead condition. On waterfront lots, the dock and seawall can be a five- or six-figure line item.
4. Lake vs. river access. Doctors Lake water is calmer, but depth and bridge clearance matter for bigger boats.

Schools

Fleming Island is served by Clay County District Schools.

Zoning goes by address and changes as the county grows, so I confirm the zoned schools for every home with the district's school zone locator before you make an offer.

Getting Around

US 17 runs north to Orange Park and I-295 and south to Green Cove Springs.

Estimated drive times from central Fleming Island (US 17 at CR 220), outside rush hour:

Estimates only. Rush hour on US 17 and the Buckman Bridge adds time.

Fleming Island FAQ

What does a home on Fleming Island cost?

The September 2026 median sale was $459,900. Over the past year the monthly median ran from about $399,000 to $505,000.

Does Fleming Island Plantation have a CDD?

Yes. It's a separate line on the tax bill. I confirm the amount for every home.

Is Fleming Island a city?

No. It's unincorporated Clay County, so county services and county taxes apply.

Is Fleming Island good for boaters?

Parts of it are. Lot, dock, water depth and route to the river all matter. I check each one on the property.