Gated Communities in Fleming Island, FL

Looking for gated communities in Fleming Island, FL? Momentum tracks 6 Fleming Island communities with evidence of gated community living, each with MLS-derived pricing and market pace below — plus the local questions worth asking before you buy, and a direct line to an agent who works these communities.

Fleming Island gated communities at a glance

Communities tracked

$405,000

Median sale price

132 days

Median days on market

Recent closings

The communities, by recent sales activity

Community	City	Median price	1-yr change	Days on mkt
Pace Island · agent	Fleming Island	$460,000	-8.0%	39 d
Lake Ridge Villas North · agent	Fleming Island	$208,000	-7.0%	292 d
Margaret's Walk · agent	Fleming Island	$580,000	+10.0%	–
Lake Ridge North · agent	Fleming Island	$240,000	+10.0%	33 d
River Hills Reserve · agent	Fleming Island	$702,000	+7.0%	165 d
Lake Ridge South · agent	Fleming Island	$350,000	–	–

Communities are listed by recent closing volume in Momentum’s MLS data. Figures are aggregates, change over time, and are deemed reliable but not guaranteed.

What gates change about ownership

Controlled access typically comes with a manned gate, a transponder system, or both — funded through HOA dues. Expect guest-access procedures, delivery and contractor rules, and in some communities rental restrictions. Review the HOA budget for how the gate and any roving patrol are funded, and whether roads are private (the HOA maintains them — another line in the dues) or public.

Due diligence before you buy behind a gate

Request the HOA documents early: budget, reserves, rules, and the last two years of meeting minutes. Private roads, gates and common areas are owner-funded, so thin reserves become special assessments. Our buyer closing costs calculator helps you model dues and assessments into the real monthly cost.

What it costs to own here

At Clay County’s typical combined millage of 15.05 mills, a purchase at $405,000 (the median across these Fleming Island gated communities) generates roughly $6,096 a year in property tax before exemptions — about $508 a month. Florida resets the assessed value to roughly your purchase price, so the seller’s current bill is not a preview of yours; a homesteaded owner then gets the $25,000–$50,000 exemption and the 3% Save Our Homes cap going forward. Citizens Property Insurance policies in Clay County average about $1,189 a year ($99 a month) — private-market quotes vary with roof age and wind mitigation, so price coverage before your inspection window closes. All-in, our county model puts the typical monthly cost of ownership in Clay County near $1,990 (principal and interest on the typical home, tax, and insurance).

Run your exact numbers: the property tax after purchase calculator uses Clay County’s verified millage, and the buyer closing costs calculator builds the full cash-to-close.

Demand and supply in Clay County right now

In the most recent IRS migration data (2022-2023), Clay County gained a net 3,611 people to relocation, with the largest inbound flows from CA, VA, NY. Households moving IN reported average incomes of $65,179 versus $61,245 for those leaving — the income mix of demand, straight from tax filings. Population is up about 7.8% over the recent multi-year window. On the supply side, builders pulled 1,522 residential permits in Clay County in 2025 (1,240 single-family), down 19.0% year over year — against 2,443 at the 2023 peak. Permits are tomorrow’s inventory: a shrinking pipeline supports prices, a swelling one hands buyers leverage. Our valuation model reads the county as undervalued by about 19.9% versus its income-and-rent fundamentals.

Explore more of Fleming Island

Run the numbers in Clay County

Common questions

How many gated communities does Fleming Island, FL have?

Momentum currently tracks 6 communities in Fleming Island with evidence of gated community living in MLS or verified amenity records. Others exist; these are the ones with active market data.

What do homes in Fleming Island gated communities cost?

The median sale price across tracked gated communities in Fleming Island is about $405,000, varying widely by community - see the table for community-level medians.

How does Momentum classify a community as one of the gated communities?

A community appears here when we find gate, guard house or controlled-access amenities reported on MLS listings or verified amenity records for the community. We do not guess from names alone. Verify any specific amenity or restriction with the association before you rely on it.

How much is home insurance in Clay County?

Citizens Property Insurance policies in Clay County average about $1,189 a year, per Citizens filings. Private quotes vary widely with roof age, construction and wind mitigation - a wind-mitigation inspection often unlocks meaningful credits.

What are property taxes like in Clay County?

Typical combined millage in Clay County is about 15.05 mills - roughly 1.51% of assessed value a year before exemptions. Florida resets assessed value to about your purchase price when you buy, then homestead exemptions and the 3% Save Our Homes cap apply.

Community classifications are compiled from MLS-reported amenities, verified amenity records and MLS build-year data, as of 2026-06-16; they are informational, change over time, and are deemed reliable but not guaranteed — verify details with each association. Not an offer of housing to any protected class to the exclusion of others. Equal Housing Opportunity.