Townhouse in Kindlewood Forest, Middleburg · No CDD on record · Built 2024
Kindlewood Forest · Middleburg, FL 32068 · Clay County
Listing data checked against the MLS November 2, 2026 at 5:50 AM ET · rechecked hourly
Listed by EXIT INSPIRED REAL ESTATE (MLS) · Page maintained by Momentum Realty (EAB RE Investments LLC) · Brittany Brooks, broker of record
2Bedrooms
2.5Bathrooms
1,160Sq Ft
2024Year Built
$209Per Sq Ft
1-car garageNo CDD on recordFEMA Zone X
How to read this page: MLS listing facts carry their source; everything else is labelled as a public record, a calculation, an estimate, or something to verify. Where local data is too thin to support a number, the page says so instead of guessing.
15% above
$/sq ft vs community
$209 here vs $182 median sold (12 mo)
Buyer leverage
Strong buyer advantage
191 days on market
12.0 months
Supply around this home
Seller <3 · balanced 3-6 · buyer >6
Zone X
Flood risk
Minimal hazard per FEMA; ~37 ft elevation
$500–$1k/yr
Est. insurance · illustrative
Not a carrier quote; premiums vary widely by property. Get a real quote.
863 RIVERTREE Place in Kindlewood Forest, Middleburg is listed at $242,000 (1,160 sq ft, about $209 per sq ft). That is 17% above Kindlewood Forest's median closed sale of $207,500 over the last 12 months (2 recorded sales). Per square foot it is above the community's recent $182/sq ft by about 15%. It has been listed Apr 24, 2026. Listing facts: built in 2024, HOA dues of $132/mo. The parcel maps to FEMA flood zone X, outside the special flood hazard area. Figures are from the MLS record and county data; deemed reliable but not guaranteed.
No CDD assessment on record
Built 2024 · 2 yrs
1,160 sq ft of living area
1-car garage
Listed at $242,000 — recent neighborhood median sale price ~$207,500 (nearby sales; deemed reliable, not an appraisal)
listed Apr 24, 2026
HOA $132/mo (per listing)
School district: Schools Clay County SchoolsCommunity built 2009–2024Waffle House · 3 min driveALDI · 4 min driveAscension St Vincent's Clay County · 4 min drive
Listing description
About this home
Welcome to 863 Rivertree Place in Middleburg's Kindlewood Forest community near the Oakleaf area of Clay County, Florida! This move in ready upgraded townhome offers modern style and convenience just minutes from Oakleaf Town Center shopping, restaurants, and an easy commute to Jacksonville. Seller upgrades include luxury vinyl plank flooring throughout the first floor, updated lighting, designer front door, accent walls, fresh interior paint, barn door entry to the primary suite, custom shelving, garage floor coating, upgraded bathroom quartz countertops, kitchen water filtration, and more.
All kitchen appliances, washer, dryer, and water softener are included. Community amenities include a playground. Come check it out and see why everyone is moving to Clay County!!
All 48 photos
Description provided by EXIT INSPIRED REAL ESTATE and reproduced from the MLS; not independently verified.
Our automated estimate of the likely sale-price range for this home — modeled from recent closed sales nearby adjusted to today's market, a local size-and-age model, and the county tax roll. It is an estimate, not an appraisal, not market value, and not an offer. A licensed agent's CMA sees the condition, the lot, and the live market that a model can't.
$208,900the mess$252,800
Strong local evidence — built from 20 comparable closed sales within about 3 miles (same property type, closed within the last 18 months, each adjusted to today's market); the Clay County 2025 tax roll just value ($222,565) × the local sale-to-roll ratio of 40 nearby sales.
Track record: across 2,792 recent closed sales we scored, the closed price landed inside the Messtimate range 58% of the time; median miss 9.6% (closed sales statewide, FL + GA feeds that permit an automated estimate). Re-scored weekly; last 2026-11-01.
Actual list price: $242,000 ($209/sq ft) — the seller's asking price is not an input to this range; compare the two.
A 21% spread on the same house — here is what a model can't see:
Condition & updates — a renovated kitchen or new roof vs. dated finishes can swing value six figures.
The lot & views — a premium golf, water, or preserve lot vs. a road-facing one.
Carrying costs & concessions — this home carries HOA dues of $132/mo; insurance, CDD/HOA and seller-paid buydowns change what a buyer actually pays.
And what the live market is doing right now:
2 active listings competing
≈12.0 months of supply
2 closed here in the last 12 months
Want a property-specific value from a licensed agent? A Momentum Realty agent will do a real, free comparative market analysis — walking the home, the lot, the condition, and the live market.
Methodology: 20th–80th percentile band combining time-adjusted $/sq ft of comparable closed sales (20) + tax-roll just value × local sale-to-roll ratio (40 sales, double weight); MLS closed-sale records and the FL DOR 2025 certified tax roll. Automated valuation model output for general information only — not an appraisal, not market value, not an offer, and not reviewed by a licensed appraiser. Updated November 1, 2026.
How it stacks up
Comparable recent sales
6 closed sales within about 3 miles in the last 18 months — same property type, living area within 30% of this home. Sold prices are MLS closed-sale records, deemed reliable but not guaranteed.
Sold Nov 2025
$220,000
935 RIVERTREE Place, Middleburg
2 / 2.5 bd/ba · 1,167 sq ft · $189/sq ft
· View details →
Sold Jun 2026
$190,000
575 OAKLEAF PLANTATION Parkway #1803, Orange Park
2 / 2.5 bd/ba · 1,110 sq ft · $171/sq ft
· View details →
Sold Sep 2026
$185,000
575 OAKLEAF PLANTATION Parkway #1502, Orange Park
2 / 2.5 bd/ba · 1,110 sq ft · $167/sq ft
· View details →
Sold Oct 2026
$195,000
575 OAKLEAF PLANTATION Parkway #103, Orange Park
2 / 2.5 bd/ba · 1,110 sq ft · $176/sq ft
· View details →
Sold Feb 2026
$235,000
1617 BRIDGER Trace, Middleburg
2 / 2.5 bd/ba · 1,210 sq ft · $194/sq ft
· View details →
Sold Feb 2026
$245,000
1723 BRIDGER Trace, Middleburg
2 / 2.5 bd/ba · 1,210 sq ft · $202/sq ft
· View details →
Median of these 6 sales: $207,500 ($182/sq ft). Stronger local evidence. Shown for general reference only — not an appraisal or a statement of this home’s value.
Property facts & sources
Every fact, sourced
Listing data, public records, our calculations, and what to verify — each fact shown once. Estimates and calculations shown are for general information only, are not appraisals or advice, and should be independently verified.
Listing facts MLS
List price$242,000
Bed / bath2 / 2.5
Living area1,160 sq ft
Year built2024
Property typeTownhouse
Garage1-car
MLS #2146814
Listing statuslisted Apr 24, 2026
Public records & third-party data
FEMA flood zoneZone X
Ground elevation~37 ft
CountyClay
Area listings2 active · 0 under contract
Estimated first-year tax~$2,372/yr
CDD assessmentNone on record
HOA$132/mo
Calculated estimates
Price per sq ft$209
Estimated monthly payment$1,716
Insurance (illustrative)$500–$1k/yr
Messtimate range$198,360 – $225,040
Comparable-sales median$207,500
Buyer should verify Buyer verify
Exact HOA dues, fees, and restrictionsRoof age and conditionHVAC age and conditionA property-specific insurance quoteSurvey and lot boundariesPermit historyFlood-insurance requirementsSchool zoning (confirm with the district)Property taxes after sale (homestead reset)CDD / community assessmentsSquare footage and room dimensions
Financing
Estimated monthly payment
$1,716/mo
Principal & interest $1,319/mo77%
Taxes $198/mo12%
Insurance $67/mo4%
HOA $132/mo8%
$1,716/mo at 20% down, 30-yr @ 7.24% · edit any field to update.
The parts of the monthly number a mortgage calculator leaves out, from this listing's MLS record, the county tax roll, Citizens and FEMA. Property facts only.
Property tax
Buy at the asking price of $242,000 and the first-year bill resets to about $3,050/yr (Clay County total millage 15.053 with homestead, FY2025-26); Save Our Homes caps later increases at 3%/yr.
HOA dues
$132/month per the listing record. Dues cover what the association documents say they cover; ask for the budget and reserve study before you close.
Home and flood insurance
The average Citizens Property Insurance premium in Clay County is $1,189/yr (606 policies, Citizens detail by county, April 2026); private-market quotes differ by roof age, wind mitigation and distance to the coast. The page's modeled range for this home is $500–$1,000/yr; neither is a quote. Flood: this address maps to FEMA zone X, outside the high-risk zone; flood insurance is optional but most lenders and insurers recommend it. Statewide, a zone X flood policy runs about $500–$700/yr (FEMA Risk Rating 2.0 averages, not a quote).
Roof and age
Built in 2024. A newer roof and current wind-mitigation features usually mean the lower end of insurance quotes; ask for the wind-mitigation form.
Estimated carrying cost at the asking price, before the mortgage: about $485/month (tax $254, HOA $132, insurance $99). An estimate from the sources above, not a quote; the monthly-cost calculator on this page adds the loan.
Estimated ownership costs
Estimated costs & disclosures
Estimated ownership costs for general information. Confirm each with the county, your lender, and an insurer. See data & estimate notes.
Property tax (first-year est.)
~$2,372/yr
Estimate: a typical Clay effective rate applied to the list price before any exemptions. Florida bills change with reassessment, homestead and other exemptions, and local taxing districts — this is not your expected bill. Confirm with the county property appraiser.
CDD assessment
None on record
No CDD assessment appears in our records for this community. CDD assessments show on the county tax bill — confirm with the tax collector.
Insurance (illustrative range)
$500–$1k/yr
An illustrative modeled range, not based on carrier underwriting and not a quote. Florida premiums vary significantly by roof age, wind-mitigation features, claims history, and carrier — a real quote can land well outside this range. Flood insurance not federally mandated (Zone X). Get a quote from a licensed insurer before relying on any figure.
HOA
$132/mo
Per the MLS listing. Confirm exact dues and what they include with the association.
Environmental data
Flood zone & elevation
Sourced environmental data for the parcel. Confirm with FEMA and your insurer.
FEMA flood zone
Zone X
From the FEMA National Flood Hazard Layer. In this zone lender-required flood insurance is generally not mandated; confirm for the parcel.
Ground elevation
~37 ft
Approximate parcel elevation from USGS; confirm exact elevation with a survey.
Windstorm / insurance
Obtain a quote
Premiums and coverage vary by home (roof age, wind mitigation, claims history); obtain a quote from a licensed insurer.
County hazard risk ratings (FEMA National Risk Index, county level)
Hazard risk
Natural hazard risk
FEMA National Risk Index for Clay County, FL: overall Relatively Moderate. Ratings compare this county with every county in the United States for expected annual loss from each hazard.
HurricaneRelatively Moderate
Coastal floodingRelatively Low
Inland floodingRelatively Moderate
Heat waveRelatively Moderate
WildfireRelatively Low
TornadoRelatively Moderate
LightningRelatively High
Strong windRelatively Low
DroughtVery Low
HailVery Low
Cold waveVery Low
Winter weatherVery Low
Source: FEMA National Risk Index (county level, hazard risk ratings only). Ratings describe the county, not this parcel; the flood zone shown above is parcel-specific. Verify insurance requirements with your lender and agent.
Internet & broadband — how to check availability for this address
Connectivity
Internet & broadband
Fiber
Check availability
Address-level fiber service is not confirmed for this home. Check the FCC National Broadband Map (broadbandmap.fcc.gov) or the provider for this address.
Cable
Check availability
Cable broadband is common in Florida and Georgia towns but not confirmed for this address; verify with the provider.
Fixed wireless / satellite
Check availability
5G home internet and satellite service depend on the exact location; check coverage for this address.
Momentum Research · Kindlewood Forest
Pricing & the Kindlewood Forest market
How this home is priced against recent nearby sales, and where Kindlewood Forest has been over 25 years. Momentum Research analysis of realMLS records; closed sales, deemed reliable but not guaranteed. Estimates only; see data notes.
This home’s $/sq ft vs. nearby sales
List $/sq ft against recent nearby closed sales; the community median is marked.
Property timeline
This home’s history
2024BuiltPer public record
About Apr 2026Listed (per MLS)Approximate list date from the MLS cumulative days-on-market count (listed about Apr 24, 2026)
Jul 2, 2026First seen on movewithmomentum.comObserved at $259,900
Sep 3, 2026Price cut$242,000 (-$17,900, -6.9%)
NowActiveCurrently for sale
Build year is from public record. The MLS list date is approximate (today minus the cumulative days on market the MLS reports, which can span relistings). Other milestones reflect movewithmomentum.com’s own observations since we began tracking this listing and are not the MLS listing history; dates and prices are deemed reliable but not guaranteed.
Transparency
Price & listing history
Listed for $242,000EXIT INSPIRED REAL ESTATE · listed Apr 24, 2026
Public records
Building permits
Permit history not yet linkedConfirm permit history with the county building department.
Momentum Scores
Momentum Property Score
49/100
Strongest on: Flood safety (95), Insurance cost (80)
0 limited50100 exceptional
49/100 is below average across the objective indicators below. It reflects only those measures — not the home’s quality, condition, or desirability.
A 0-100 score built from objective property and market data: flood risk, insurance, pricing, supply, affordability, and recent sales. Higher means more measures line up in a buyer’s favor. It reflects only the factors below.
Price vs area13
This home $209/sq ft vs the community 12-month median $182/sq ft.
Affordability22
List price $242,000 vs the community median $207,500. Not a measure of personal affordability.
Flood safety95
FEMA Zone X, ~37 ft elevation. Verify the parcel with FEMA.
Insurance cost80
From FEMA Zone X and a 2024 build. Obtain a property-specific quote.
Market liquidity35
Community inventory, ~12.0 months of supply (12-month record).
Coverage: 5 of 8 indicators had valid data for this home; indicators without data are left out, not scored as zero. Momentum Scores are objective, rules-based indicators computed from listing facts, public records, and recent comparable sales. They do not measure property condition, quality, or investment suitability, and they are not appraisals, valuations, investment advice, or judgments about a neighborhood or who should live there. Verify independently.
Momentum Research
The Momentum read
🟢 Buyer-leaning conditions around this listing. 12.0 months of supply in the surrounding market and 191 days on market for this home, against a 156-day area median.Days on market:this home 191Area median: 156 daysWhy it matters: above-median time on market, together with the level of supply, is a clear sign of how much leverage sits with buyers.Momentum Research interpretation of the MLS facts in the snapshot above. Source: Data provided by realMLS. As of November 1, 2026.
🟡 Asking $209 per square foot, about 15% above the community’s $182 median. Kindlewood Forest’s 12-month median sold price per square foot is $182. Confidence: Low · 2 closed sales in 12 monthsMLS facts: realMLS closed sales. A per-square-foot gap is context, not an appraisal; condition, lot, and view set the final number here.
What’s unique here: one of only 2 active listings in Kindlewood Forest, no CDD assessment.
Checked against the MLS November 2, 2026 · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
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Listed by EXIT INSPIRED REAL ESTATE · MLS # 2146814
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Keep looking
Similar homes for sale near Kindlewood Forest
Active listings nearby at a comparable size and price. Listings held by brokerages other than Momentum Realty are marked with the listing broker. Deemed reliable but not guaranteed.
Recent local developments near this home, compiled from news and public sources. Provided for general information; verify details with the original source.
Oct 2026 · Schools
Clay school district says one-mill referendum renews, not raises, property tax
The Clay County school district says the referendum on the upcoming ballot renews the one-mill levy voters first approved in 2020 at the same rate. The money funds school law enforcement contracts and compensation to retain and attract teachers and support staff. A citizens' advisory committee reviews spending, and the district says non-renewal would leave a funding shortfall.
Why it matters: The outcome sets school operating funding and staffing support for Clay County without changing the current millage rate. The site is about 14 miles southeast of Kindlewood Forest.
Grumpy's opens largest location yet on Fleming Island
Grumpy's opened at 1803 East-West Parkway in the former Dick's Wings and Grill space, with a Oct. 12 grand opening after benefit soft-opening dinners on Oct. 9 and 10. At 5,352 square feet it is the chain's largest of six Northeast Florida locations, seating up to 190. The owners plan a third restaurant.
Why it matters: A large breakfast-and-lunch restaurant filling a vacant East-West Parkway space adds a dining option on Fleming Island. The project is about 7 miles southeast of Kindlewood Forest, elsewhere in Clay County.
County Road 220 widening and Little Black Creek bridge replacement open to traffic in Clay County
The project finished ahead of schedule, with a new four-lane bridge over Little Black Creek replacing a 1947 structure. Phase 1 began in December 2024 with intersection improvements at Rideout Ferry Road, and Phase 2 began in January 2025. Officials say it should ease traffic along the corridor.
Why it matters: A four-lane CR 220 corridor improves commute capacity for Fleming Island and Middleburg area drivers. The site is about 5 miles southeast of Kindlewood Forest.
Hillwood contracts with the City of Jacksonville for 192 acres at AllianceFlorida at Cecil Commerce Center
Master developer Hillwood contracted with the City of Jacksonville for 192 acres at AllianceFlorida at Cecil Commerce Center on Jacksonville's Westside, continuing the buildout of the former Naval Air Station Cecil Field into an industrial and logistics park.
Why it matters: Continued absorption of large industrial parcels at Cecil signals sustained employment growth on the Westside, which can support housing demand across nearby communities. The site is about 6 miles northwest of Kindlewood Forest.
See schools, amenities, builders, HOA/CDD detail, and every active & sold home in the community — the single biggest advantage of buying here over a portal.
Schools currently assigned to this address in Clay County, provided as neutral factual data. Assignments can change — confirm current zoning with the school district. This is not a statement about the home's suitability for any person or family.
GRADEB
TynesAssigned elementary school · Clay County School District · Grade B (Florida DOE 2025-26)
GRADEB
Oakleaf Jr HighAssigned middle school · Clay County School District · Grade B (Florida DOE 2025-26)
GRADEA
RidgeviewAssigned high school · Clay County School District · Grade A (Florida DOE 2025-26)
Assigned schools per the MLS listing — assignments can change; confirm current zoning with the district. Browse school-zone pages →
What's nearby
Drive times to everyday places
Approximate driving times to verified nearby destinations. Estimates for general reference; actual times vary with traffic and route.
Groceries
ALDI 4 min
Dining
Waffle House 3 min
Shopping
Tanglewood Station 6 min
Parks
Poochie's Park 6 min
Nearby & guides
City, county & community guides
Where this home sits, with links to the matching guides. General reference only.
Items worth confirming for 863 RIVERTREE Place, chosen from what the record shows. This is general guidance, not advice about this specific property.
Built in 2024: confirm the roof and HVAC install dates and whether any builder or manufacturer warranty transfers.
HOA dues are listed at $132/mo: request the current budget, reserves, and rules before relying on that figure or on any restriction.
FEMA flood zone X: flood insurance is not usually required, but get a quote anyway — FEMA reports roughly one in four flood claims come from outside high-risk zones.
Get a homeowners insurance quote for this specific address in Clay County; a wind-mitigation inspection and, on older homes, a four-point inspection can change the premium.
Listed living area is 1,160 sq ft: verify it against the property appraiser's record and measure before relying on it.
Order a survey to confirm lot boundaries and easements.
Review permit history with the county.
Property taxes: the estimate on this page (about $2,372/yr) assumes reassessment at the list price; the seller's current bill is not a guide Exemptions and portability change the actual bill — confirm with the county property appraiser.
School zoning shown here comes from district data and changes; confirm the assigned schools directly with the district before relying on them.
Provenance
Data sources & freshness
Listing record
realMLS, checked against the MLS hourly (last: November 2, 2026)
Comparable sales
realMLS closed sales within about 3 miles, last 18 months, as of November 1, 2026
Flood zone & elevation
FEMA flood maps + USGS elevation (Zone X shown above)
Taxes & monthly cost
Typical county effective rate applied to the list price; an estimate, not a bill
Insurance figure
Modeled estimate; obtain a real quote before offering
Schools
2025-26 district assignments; verify with the district
Momentum Research lines are our own analysis of realMLS records; MLS data is deemed reliable but not guaranteed. Estimates are informational, not appraisals or advice. Methodology: how Momentum scores are computed.
Answered before you ask
Frequently asked questions
How big is 863 RIVERTREE Place and when was it built?
Per the listing record, 863 RIVERTREE Place was built in 2024 and has 1,160 sq ft of living area, 2 bedrooms and 2.5 bathrooms. Living area and lot size come from the MLS record and should be verified against the county property appraiser.
What community is 863 RIVERTREE Place in?
863 RIVERTREE Place is in Kindlewood Forest in Middleburg, Clay County. The comparable-sales section on this page shows recent closed sales nearby from the same MLS data.
Does 863 RIVERTREE Place have an HOA, and how much are the dues?
The listing reports HOA dues of $132 per month. Dues, what they cover, and the community's rules should be confirmed from the association's current documents before relying on them.
Why might property taxes on 863 RIVERTREE Place differ from the current owner's?
The estimate on this page (about $2,372 per year) assumes reassessment at the list price less the homestead exemption. Florida reassesses a home after it sells; for a homesteaded seller the Save Our Homes cap on their assessment does not transfer, and a buyer's own exemptions and portability are applied separately, so the two bills usually differ. Any tax figure shown here is an estimate, not the actual bill — confirm with the county property appraiser and tax collector.
Is 863 RIVERTREE Place in a flood zone?
The FEMA flood map places this parcel in Zone X, outside the special flood hazard area, so flood insurance is not usually required by a lender. It is still available and worth quoting; confirm the parcel's status with FEMA and your insurer.
Can I rely on the figures on this page?
No. Estimated taxes, insurance, payments, and any market or comparable-sales summary are opinions and estimates for general information only and should not be relied upon. Verify all information independently before making any decision.
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See 863 RIVERTREE Place in person
Private tours available 7 days a week, in person or by live video walkthrough. Request a tour or send a question and a licensed Momentum Realty agent will follow up.
Equal Housing Opportunity. Content on this page is compiled from public records, MLS data, and automated sources and may contain errors or be out of date. It is general information only, not a representation about any specific property, community, builder, or association. Verify information independently before relying on it. Momentum Realty supports the Fair Housing Act and does not discriminate on the basis of race, color, religion, sex, handicap, familial status, national origin, sexual orientation, or gender identity. Information about schools, distances, and amenities is provided as neutral factual data to help you research the property and is not a statement about who should or should not live here or the suitability of the home or neighborhood for any person or group. School data may change — confirm current assignments with the school district.
Found an error? If you are the owner, listing agent, or a party to this property and believe any information is inaccurate, email jon@movewithmomentum.com and we will review and correct or remove it promptly.
Opinion & estimate — do not rely on this page. Any figure on this page that is not a verbatim fact from the listing or a public record — including estimated property taxes, insurance, CDD/HOA amounts, mortgage payments, comparable-sales summaries, and market statistics — is an opinion and estimate provided for general informational purposes only. These figures may be inaccurate or out of date, are not appraisals, valuations, or financial, legal, tax, or investment advice, and should not be relied upon. Do not make any purchase, offer, financing, or other decision based on this page. Independently verify everything — price, square footage, lot size, year built, taxes, CDD/HOA, flood status, school assignments, permits, and community rules — with the listing broker, the county, your lender, a licensed inspector, an insurer, and your own advisors before acting.
Estimate methodology. Tax estimates apply county millage to the list price (less the homestead exemption where the parcel is matched to the certified roll) and will differ from the actual assessed bill. Cost and market figures are derived from available data and simple calculations, not a professional appraisal. We make no representation that any estimate reflects fair market value.
Automated content. Some summaries, distances, and estimates on this page are generated automatically from public and proprietary data sources and may contain errors or omissions. We strive for accuracy but cannot guarantee the completeness or accuracy of any information. Verify anything important independently.
No warranty; measurements & photos. No guarantee, warranty, or representation of any kind is made regarding the completeness or accuracy of any information, descriptions, or measurements on this page — including square-footage measurements and property condition — all of which should be independently verified through appropriate means, including in-person inspection and public records. Photographs may be virtually staged or digitally enhanced and may not reflect actual property conditions. Momentum Realty and its agents expressly disclaim any liability in connection with the information provided.
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1 / 1 photosListing courtesy of EXIT INSPIRED REAL ESTATE
Sold price and details are from public records and the MLS, deemed reliable but not guaranteed. Shown for comparison only — not an appraisal or a statement of this home's value.
