Community Details at a Glance
The Homes
Product
Established single-family homes on spacious lots, commonly four-bedroom layouts with three-car garages, bonus rooms, vaulted ceilings, and pools; VERIFY exact sizes and features against the specific listing, since inventory is tiny and data is thin
Vintage
A small, built-out enclave; homes are reported delivered roughly 1994 to 2004 on cul-de-sac streets (Beulah Vista Court) at the north end of Fleming Island; confirm year built per home on the Clay County property appraiser
Scale
Very small: reported at roughly 15 homes total, so this is a thin, resale-only market with rare turnover rather than an active subdivision with regular inventory; VERIFY the exact lot count
Distinct from
This is a stand-alone subdivision off Creighton Road, not part of Eagle Harbor, Pace Island, or another master-planned Fleming Island CDD community; confirm which subdivision a listing actually references
Costs & Fees
HOA
A homeowners association provides oversight, but the exact current dues are unconfirmed and data is thin; get the amount, the payment frequency, and what it covers in writing from the HOA or managing agent before you offer. VERIFY
CDD
No CDD is confirmed for this subdivision, which would keep the monthly carry lower than the big Fleming Island master plans; verify the CDD status on the Clay County tax roll for the specific homesite before you write, since a district assessment would change the math. VERIFY
Reality
The appeal here is a larger-lot, tree-lined, preserve-backed home in the Fleming Island 32003 school and convenience footprint without a master-planned amenity campus and its fees; the money is in the home and the lot, not a resort club
Amenities
The lots and the trees
The draw is spacious, wooded homesites on quiet cul-de-sac streets, with many homes backing wooded preserve; there is no clubhouse, pool complex, or golf on site, so the setting itself is the amenity. VERIFY lot dimensions per home
No master-planned amenities
Unlike Eagle Harbor or Pace Island, there is no community pool, tennis, golf, or guard gate here; buyers who want those amenities and will pay the fees should look to the CDD master plans instead
Preserve backdrops
Several homesites back wooded preserve, which can mean no rear neighbors and a natural buffer; confirm whether a specific lot has a protected or conservation buffer versus a developable rear parcel
Fleming Island convenience
Minutes to the CR-220 and US-17 retail corridor, Doctors Lake, and the Fleming Island school campuses; everyday shopping, dining, and groceries are close without living inside a master plan
Location
Setting
North end of Fleming Island, Clay County, ZIP 32003, reportedly off Creighton Road with the homes on Beulah Vista Court; coordinates here are an APPROX best estimate and should be confirmed against the plat and a specific address. VERIFY
Highways
US-17 (Fleming Island's spine) runs north to Orange Park and the Buckman/I-295 connection into Jacksonville and south toward Green Cove Springs; the First Coast Expressway continues to reshape Clay County commutes
Errands
The CR-220 and US-17 corridor carries most of Fleming Island's grocery, retail, dining, and medical, all a short drive from the north end of the island
The Homes & Style
Beulah Vista Estates is a small, established, built-out subdivision at the north end of Fleming Island in Clay County, reportedly off Creighton Road with the homes lining Beulah Vista Court. This is a resale-only market, not an active new-construction sales floor, and inventory is thin.
Data on this community is genuinely thin, so treat the specifics as starting points to verify. It is reported to be a small enclave, on the order of fifteen homes, delivered roughly 1994 to 2004; confirm the exact count and year built per home on the Clay County property appraiser.
Product here reads as classic Fleming Island executive: four-bedroom layouts are common, often with three-car garages, bonus rooms, vaulted ceilings, and pools, on spacious, wooded, cul-de-sac homesites. Confirm the exact square footage, bedroom count, and features against the actual listing, since aggregator sites round and mislabel and the sample size here is tiny.
The premium positions are the larger lots and the homesites that back wooded preserve, which can mean no rear neighbors and a natural buffer. Because these are late-1990s and early-2000s homes, the buy usually turns on updates and systems age (roof, HVAC, pool equipment) as much as on the lot.
The pitch is simple: a larger-lot, preserve-backed Fleming Island home in the 32003 school and convenience footprint, without a master-planned amenity campus or its fees.
Living Here
Life here is quiet, low-key, north-end Fleming Island: a handful of established homes on a cul-de-sac, big lots, mature trees, and easy access to the island's schools and shopping. Below are the questions we get most from buyers weighing a subdivision like this.
Is this a master-planned community?
No. Beulah Vista Estates is a small, stand-alone subdivision, not part of Eagle Harbor, Pace Island, or another Fleming Island master plan. That is the appeal for buyers who want the island without the amenity campus and its fees, and the drawback for buyers who want those amenities.
How often do homes come up for sale?
Rarely. With a reported count on the order of fifteen homes, turnover is thin and you may wait for the right home to list. Verify the exact number of homes, and be ready to move when one comes up.
What should I budget for beyond the price?
The HOA dues (confirm the amount and frequency in writing) and the property tax bill, which on non-homesteaded resales can jump at reassessment. Confirm there is no CDD on the tax roll, then budget for the age of the home's systems.
Are the lots really larger than the master plans?
The subdivision is known for spacious, wooded homesites, which is a genuine differentiator against the tighter lots common in newer production master plans. Confirm the actual lot dimensions per home on the plat, since lot size varies within the enclave.
Before You Offer
- Confirm the HOA dues in writing the amount, the frequency, and exactly what they cover, from the HOA or managing agent.
- Verify the CDD status on the Clay County tax roll for the specific homesite; no CDD is confirmed, but do not assume.
- Confirm the year built and square footage per home on the Clay County property appraiser, not the aggregator estimate.
- Inspect the systems roof, HVAC, water heater, and pool equipment, since these are late-1990s and early-2000s homes.
- Confirm the lot its actual dimensions and whether the rear is protected preserve or a developable parcel.
- Confirm school zoning by address with Clay County District Schools, not by ZIP.
- Pull the true tax bill, since non-homesteaded resales can jump at reassessment.
- Make sure it is actually Beulah Vista Estates, not a similarly located Fleming Island neighbor.
Most online pages for a community this small are an automated estimate wrapped in stock copy, and honestly, the public data on Beulah Vista Estates is thin. We would rather tell you that plainly than invent numbers.
What we can do is pull the real documents: the HOA amount and inclusions, the Clay County tax roll and CDD status, the plat and lot, the property appraiser's year-built and square footage, and the closest realMLS comps. On a fifteen-home enclave, that legwork is the whole edge.
Comparisons
Beulah Vista Estates competes for the buyer who wants Fleming Island's schools and convenience but does not want a master-planned amenity campus or its fees. The natural comparisons are the island's other simpler subdivisions and, on the other side, the big CDD master plans.
| Community | What it is | The trade |
|---|---|---|
| Fleming Oaks | Established single-family Fleming Island subdivision, similar simpler profile | Closest analog: island schools and convenience without a master plan; compare lot size and carry |
| Creighton Pointe | Boutique Drees infill on the same Creighton Road corridor | Newer construction and warranties at a higher price versus an established, larger-lot resale |
| Eagle Harbor | Fleming Island's flagship master-planned golf-and-amenity community | Resort amenities and a manned experience, but with the CDD assessment and HOA that come with them |
| Pace Island | Gated master-planned Fleming Island community | Gate and amenities versus a simple, non-gated, lower-carry enclave |
The honest summary: Beulah Vista Estates wins on larger, wooded lots and a simpler, lower carry with no CDD confirmed, and gives ground on amenities, scale, and inventory. If you want a pool, a clubhouse, a gate, and a full amenity calendar, the master plans are built for you; if you want the island's schools and a bigger, quieter lot without those fees, this is the kind of place you are looking for.
We will run Beulah Vista Estates head-to-head against Fleming Oaks, Eagle Harbor, and Pace Island on real numbers, dues, carry, lot, and comps, so you buy with eyes open.
Who It Fits
Beulah Vista Estates fits if you want
- Fleming Island 32003 schools and convenience without a master plan
- A larger, wooded, cul-de-sac lot, several backing preserve
- A simpler, lower monthly carry with no CDD confirmed
- An established, quiet, non-gated north-end enclave
- A classic Fleming Island executive home with a pool
- To buy the address and the lot rather than a resort amenity campus
Consider elsewhere if you want
- A resort clubhouse, community pool, tennis, or on-site golf
- A guard gate and a manned, master-planned experience
- New construction with warranties and current systems
- A large inventory of homes and deep price history to shop
- A community you can buy into quickly without waiting for turnover
- An HOA that programs events and manages shared amenities
