Cost of Living in Fleming Island, Florida: The 2026 Numbers
Fleming Island is in Clay County, Florida (ZIP codes 32003). · Homes for sale in Fleming Island · Clay County
Cost of living in Fleming Island, FL (2026): owning the median home — $460,000 over the last 12 months of sales — costs about $2,990 a month with 20% down at 6.71% (principal and interest $2,377, Clay County property tax about $514, insurance about $99 at the Citizens county average). For comparison, a typical rental across the same ZIP codes runs about $2,010 a month (Zillow Observed Rent Index), so buying costs roughly $980 more per month than renting before equity and tax treatment. Florida has no state income tax; the costs that move the most between Florida cities are the home price, property tax at your purchase price, and insurance.
What it costs to own a home in Fleming Island, line by line
The median Fleming Island home sold for $460,000 over the last 12 months (315 closings across 65 communities), about $214 per square foot for a typical 2,264 sq ft. Here is what that home costs a new owner each month:
| Principal & interest (6.71%, 30-yr, 20% down) | $2,377 |
| Property tax (Clay County, 15.05 mills, after $50,000 homestead) | $514 |
| Home insurance (Citizens Clay County average) | $99 |
| HOA (median where one applies; 33% of listings) | varies |
| Estimated monthly cost to own the median home | $2,990 |
Two of those lines are the ones out-of-state buyers get wrong. The property tax on a listing is the seller’s capped bill; yours resets to your purchase price at closing, so the figure above is the honest first-full-year number. And the insurance line is a county average from Citizens; a real quote on a specific roof and flood zone can be far from it in either direction.
Is it cheaper to buy or rent in Fleming Island?
For buyers weighing the move from renting: the Zillow Observed Rent Index across the ZIP codes where Fleming Island homes sell puts a typical rent at about $2,010 a month, up 1.7% over the past year. Owning the median home costs about $2,990, so the monthly gap is roughly $980 more to own before tax treatment, maintenance and equity. Across those ZIPs the median household income is about $119,046, and the price-to-income ratio runs about 3.7.
What your budget buys in Fleming Island
Three price points from 245 recent closings, each with what actually sold within 10% of that price and what that home costs to own:
- Around $328,395: a 3-bed, 2-bath home of about 1,752 sq ft, built around 1998 — roughly $2,145/month to own (29 sales).
- Around $460,000: a 4-bed, 2.5-bath home of about 2,282 sq ft, built around 2002 — roughly $2,990/month to own (55 sales).
- Around $550,000: a 4-bed, 3-bath home of about 2,670 sq ft, built around 2002 — roughly $3,568/month to own (33 sales).
Property taxes in Fleming Island
Clay County’s typical total millage is 15.05 mills, about 1.51% of taxable value. After the $50,000 homestead exemption the median home’s bill is about $6,172 a year. Once you homestead, Florida’s Save Our Homes cap limits assessment growth to 3% a year, which is why long-time owners pay far less than a new buyer in the same house. Full worksheet: Clay County property tax guide.
Home insurance in Fleming Island
Citizens Property Insurance’s average premium in Clay County is about $1,189 a year. Florida premiums are driven by roof age, wind-mitigation features, distance to the coast and the FEMA flood zone, which is why two houses on one street can quote thousands apart. Get a quote on the specific address before you write an offer, and order a wind-mitigation inspection on any older roof. See home insurance by county.
HOA and CDD fees in Fleming Island
33% of current Fleming Island listings carry an HOA, with a median of $12 a month where one applies. Where a community carries a CDD assessment it appears on the tax bill, not the HOA statement; ask for it on any home in a newer master-planned community. Neither is included in the monthly figure above unless the HOA line says so.
Fleming Island compared with other Florida cities
Same method, same day, for the Florida cities we track most closely: median sale over the last 12 months and the monthly cost of owning that median home, the typical rent, and the county’s Citizens average premium.
| City | Median sale | Est. monthly to own | Median rent (ZORI) | Citizens avg premium |
|---|---|---|---|---|
| Hudson | $300,000 | $2,025 | $1,824 | $1,659 |
| Jacksonville | $316,000 | $2,222 | $1,627 | $1,315 |
| Pensacola | $329,000 | $2,339 | $1,800 | $2,364 |
| Plant City | $374,000 | $2,518 | $1,783 | $1,816 |
| St. Augustine | $420,000 | $2,817 | $2,062 | $1,378 |
| Kissimmee | $390,000 | $2,892 | $1,981 | $1,735 |
| Orlando | $408,000 | $2,928 | $1,994 | $1,409 |
| Dunedin | $422,000 | $2,941 | $2,060 | $1,911 |
| Yulee | $456,000 | $2,985 | $2,077 | $1,159 |
| Fleming Island | $460,000 | $2,990 | $2,010 | $1,189 |
| Tampa | $430,000 | $3,004 | $1,939 | $1,816 |
| Wesley Chapel | $445,000 | $3,057 | $2,270 | $1,659 |
| West Palm Beach | $630,000 | $4,783 | $2,241 | $1,753 |
| Fort Lauderdale | $825,000 | $5,675 | $2,610 | $1,561 |
| Ponte Vedra Beach | $860,000 | $5,898 | $2,319 | $1,378 |
| Boca Raton | $1,018,000 | $7,565 | $3,035 | $1,753 |
What this page does not estimate
Groceries, utilities, transportation and healthcare vary less between Florida cities than housing does and are not modeled here; national cost-of-living indices cover them reasonably well. What those indices routinely miss is Florida homeowners insurance and the property-tax reset at purchase, which is why this page is built around them.
Common questions about the cost of living in Fleming Island
How much does it cost to live in Fleming Island, Florida?
Is Fleming Island expensive to live in?
Is it cheaper to buy or rent in Fleming Island?
How much are property taxes in Fleming Island?
How much is home insurance in Fleming Island?
Does Florida have a state income tax?
<a href="https://movewithmomentum.com/cost-of-living-fleming-island">Cost of Living in Fleming Island, FL (2026): $2,990/mo to Own the Median Home — Momentum Realty</a>Home prices and HOA figures are Momentum Realty’s MLS record of Fleming Island communities as of 2026-09-11; rent, income and price-to-income are Zillow and Census figures by ZIP code pooled over the ZIPs where Fleming Island homes sell; tax and insurance are Clay County figures. Estimates, not quotes. General information, not financial advice. Equal Housing Opportunity.