Beulah Vista Estates
Homes for Sale in Fleming Island, FL
True comps, carrying-cost math, and listings before the portals.
As of November 2026, the MLS records 9 closed sales in Beulah Vista Estates in Fleming Island, FL since 2012, the most recent in July 2022. Across Fleming Island as a whole, 416 homes closed in the last 12 months at a median of $450,000, 27 median days on market, with 87 homes for sale today. At that median and Clay County's FY2025-26 rate of 15.05 mills, annual property tax runs about $6,770 ($6,180 with the full homestead exemption).
The facts we have on Beulah Vista Estates are limited: a named community in Fleming Island, Clay County, current as of mid-2026. We don't have a median price, days-on-market, or inventory count in front of us, so we're not going to pretend to. What we can say honestly is that Fleming Island homes tend to be condition-driven at the individual level, and without a hard price snapshot we'd rather send you to the current listings than quote a number we can't stand behind.
For a buyer or seller, the posture here is simple: treat any online figure with suspicion until we pull the live comps for this specific community. Clay County submarkets like this one can move independently from the broader Jacksonville metro, so the right move is a current, address-level read rather than a headline stat.
Figures in this note are as of July 12, 2026. The live market numbers elsewhere on this page update nightly and are newer.
The 60-Second Overview
Beulah Vista Estates sits in Fleming Island, on the Clay County side of the river — a location that trades some of the urban immediacy of Jacksonville for a quieter, more contained footprint.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
Who Beulah Vista Estates is best for.
Best for
- Buyers set on Fleming Island who want a specific, defined community rather than a sprawling subdivision
- Buyers comfortable with a Clay County tax and permitting structure
- Buyers who prefer to price on individual home condition after a live-comp review
Probably not for
- Buyers who want the immediacy and inventory volume of the Jacksonville/Duval side
- Buyers who need a deep pool of listings to compare at any given moment
- Buyers expecting a firm price read before we pull current, address-level comps
The market around Beulah Vista Estates
Beulah Vista Estates is too small for its own price trend, so here is the market around it.
In ZIP 32003, 135 homes are on the market and 30% are under contract — a steady corner of Fleming Island.
Across Clay County, 1,289 homes are active and 394 pending (23% under contract).
ZIP and county figures describe the wider market, not Beulah Vista Estates specifically. Momentum Research analysis of MLS records.
The Beulah Vista Estates buying strategy.
If we were buying in Beulah Vista Estates today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Beulah Vista Estates.
Reading Fleming Island without the hype
Fleming Island is a Clay County address, which matters for the practical stuff: county taxes, permitting, and services all run through Clay rather than Duval. Buyers moving from the Jacksonville side should factor that into their diligence rather than assume the metro's norms carry over.
Beyond that, we're not going to fabricate detail we don't have. What we'd do for a real buyer here is pull active and sold listings inside Beulah Vista Estates specifically, walk the condition of the homes, and build the price picture from the ground up — because in a community this defined, the individual house drives the number more than any community-wide average.
The location and the amenities are priced into every listing in Beulah Vista Estates. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
We're a Northeast Florida brokerage that knows the Clay County side of the river, not just the Jacksonville headlines. Rather than hand you a stale online estimate for Beulah Vista Estates, we'll pull the live comps, walk the homes, and tell you plainly whether the timing and the specific property make sense for what you're trying to do.
Beulah Vista Estates in 15 seconds.
Tools for a Beulah Vista Estates buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Beulah Vista Estates sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Beulah Vista Estates, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Beulah Vista Estates home worth?
Get a no-obligation home value based on real comparable sales in Beulah Vista Estates, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See all homes for sale in Fleming Island →
Recent Developments in Beulah Vista Estates Fleming Island Clay
Development, infrastructure, retail, and school activity affecting Beulah Vista Estates Fleming Island Clay, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated November 2026.
- October 2026Development
Downtown board backs $49M incentive for 31-story Fleet Landing Riverside tower
The Downtown Investment Authority voted 7-0 on Oct. 21 to advance a $49.27 million, 20-year, 75% Recapture Enhanced Value Grant for Fleet Landing Riverside. The 31-story senior living tower is proposed at 111 Riverside Ave., the former Haskell headquarters site in Brooklyn. The item now goes to City Council.
What it may mean for the marketA large residential tower on the Riverside Avenue corridor would add construction activity and daily foot traffic to Brooklyn and the nearby Northbank, supporting nearby retail and dining demand. The site is about 4 miles north of Beulah Vista Estates Fleming Island Clay.
Source: Jacksonville Today - October 2026Civic
Sheriff's Office moves into new Brooklyn headquarters, leaving East Bay Street building's future open
The Jacksonville Sheriff's Office showed its new headquarters at 532 Riverside Ave., a former Florida Blue building. It occupies about 346,000 square feet on 11 of 19 floors, and leasing plus renovation cost more than $20 million per the mayor. The 1974 Police Memorial Building at 501 E. Bay St. is left for the city to reuse or demolish.
What it may mean for the marketA large public tenant anchoring Riverside Avenue adds weekday activity in Brooklyn, while the vacated Bay Street building raises a redevelopment question for the east end of downtown. The site is about 4 miles north of Beulah Vista Estates Fleming Island Clay.
Source: Jacksonville Today - October 2026Market
Northeast Florida home sales dip in September as inventory tightens
Closed sales across the six-county Northeast Florida Association of Realtors area fell 7.7% year over year to 1,608, with the median price at $398,566, up 2.8%. Active inventory dropped 18.4% to 6,348 homes. Median prices were $344,000 in Duval, $575,000 in St. Johns, $355,000 in Clay and $496,500 in Nassau.
What it may mean for the marketLower inventory with softer sales volume points to a thinner supply of listings across all four counties, with Clay the only one of the four showing a year-over-year price decline. The site is about 5 miles north of Beulah Vista Estates Fleming Island Clay.
Source: Clay Today - October 2026Retail & Dining
Council committee defers vote on incentives for Downtown Publix at 119 W. Beaver St.
The Finance Committee deferred a $49.65 million incentive package for Gateway Jax's $140.15 million high-rise anchored by a Publix at 119 W. Beaver St. The tower is planned with 259 apartments and about 400 parking spaces. The committee is scheduled to revisit the bill Nov. 4, the day after the Amendment 3 vote.
What it may mean for the marketThe timing of the first full-size grocery store in the Downtown core depends on the incentive vote, affecting nearby retail access. The site is about 4 miles north of Beulah Vista Estates Fleming Island Clay.
Source: Jacksonville Today - September 2026Development
Gateway Jax seeks more than $70 million in city incentives for Riverfront Plaza tower and Hotel Merrydelle
Gateway Jax is requesting about $55.4 million in incentives for a 17-story, roughly $271.5 million Riverfront Plaza tower with 130 to 170 hotel rooms and 50 to 150 residences on Independent Drive. It also seeks a $15 million loan for the nearly $50 million renovation of the former Ambassador Hotel at 420 Julia Street. The Downtown Investment Authority board votes Sept. 16 and City Council has the final say.
What it may mean for the marketIf approved, the projects would add hotel rooms, residences and restaurants along the Downtown riverfront. The site is about 4 miles northeast of Beulah Vista Estates Fleming Island Clay.
Source: Jacksonville Today - September 2026Development
Downtown review board approves concept for first new University of Florida graduate campus building in LaVilla
The Downtown Development Review Board voted 7-0 on Sept. 10 for a six to eight story, roughly 185,000 square foot academic building on a 2.34-acre site bounded by West Bay, Forsyth and North Lee streets. It is the first new building in a multiphase UF graduate and semiconductor institute campus estimated at $345 million. UF hopes to break ground in December, pending final design review and permitting.
What it may mean for the marketA large graduate campus adds education and technology jobs and daytime foot traffic to the western Downtown core. The site is about 4 miles north of Beulah Vista Estates Fleming Island Clay.
Source: Jacksonville Today
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
Frequently Asked Questions
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Should you buy in Beulah Vista Estates?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Beulah Vista Estates with Momentum Realty’s local guides.
Data sources & freshness
| Housing stock & ownership | Florida DOR assessment roll (street-list match (1 streets, ZIP 32003)) |
| Under-contract shares | realMLS records, as of 2026-11-08 |
| Historical depth | Closed-sale records back to 2012 (9 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of realMLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
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The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum listings in Northeast Florida sold at 99.1% of final list price vs. 98.6% for the market, in a median 31 days vs. 41 (realMLS, 12 months to Nov 2026). A Momentum agent can price yours against live local comps.
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