Is Fleming Island, FL a good place to live?

By Jon Brooks, Co-Founder, Momentum Realty

Data as of September 16, 2026. Figures are aggregates from licensed MLS records, IRS migration files, Zillow indexes, Census income and population, and Citizens Property Insurance; sources are named where they appear.

The short answer, by the numbers

Fleming Island homes sold for a median of $460,000 over the last 12 months, -3.8% year over year. Homes take about 28 days to sell and the city holds 2.9 months of supply, which reads as a seller’s market. Owning the median home runs about $2,027 a month with taxes and insurance, against a median household income near $86,094 (24.5% of income). Prices sit at 3.9 times local income, inside the range lenders and planners treat as affordable.

What it costs to live in Fleming Island

The cost-to-own figure is principal and interest at today’s prevailing 30-year rate with a 20% down payment, plus the county’s median tax bill and a typical insurance premium. Your own number moves with the rate you lock and the home’s flood zone and roof.

How Fleming Island home prices have moved

Appreciation has run -0.8% over the last year, +3.9% a year over five years, +6.6% a year over ten. The median went from $258,072 in 2017 to $460,000 over the last 12 months, +78% in 9 years.

The Fleming Island market right now

By price band, where the supply and the waiting are:

Weather, flood and insurance exposure

Insurance is the line item that surprises people. Citizens, the state-backed insurer of last resort, averages $1,189 a year in Clay County across 606 policies. Roof age, wind-mitigation features and flood zone move a quote more than anything else, so price insurance before you write an offer, not after. The Fleming Island hurricane and flood exposure page has the NOAA storm record since 1950, the share of homes in FEMA flood zones and the building-code era of the housing stock.

Who is moving to Fleming Island

IRS county-to-county returns for Clay County show 19,261 people moving in and 15,650 moving out in the latest filing year, a net of +3,611. Out-of-state arrivals came mostly from CA, VA, NY, NC. Households arriving reported an average adjusted gross income of $65,179 against $61,245 for those leaving. Clay County’s population grew from 207,291 in 2018 to 223,436 (+8%), and median household income rose +37% over the same stretch.

The trade-offs, by the numbers

What the numbers argue for: price-to-income of 3.9x (affordable by the four-times rule); 24.5% of median income to own the median home (inside the 28% guideline); five-year appreciation of +3.9% a year; 2.9 months of supply (a seller's market); Citizens average premium $1,189 a year; net migration +3,611 people a year into the county; median property tax bill $2,080 a year.

What the numbers argue against: prices -3.8% over the last year, which favors buyers on price and hurts recent sellers.

None of this describes the people who live here; it describes what it costs to buy in, what you carry each month, and how the market has treated owners. Neighborhood fit is a visit, not a statistic.

Keep researching Fleming Island

• Homes for sale in Fleming Island, FL
• Best neighborhoods in Fleming Island
• Moving to Fleming Island: the guide
• Cost of living in Fleming Island
• Fleming Island housing market tracker
• Recently sold homes in Fleming Island (aggregates)
• Clay County property tax guide
• Fleming Island hurricane and flood risk
• How to find the best real estate agent in Fleming Island

Common questions

Market figures are aggregates as of September 16, 2026 and change over time; no individual sale is shown. General information, not legal, tax or financial advice. Equal Housing Opportunity.