Eagle Perch
Homes for Sale in Fleming Island, FL
True comps, carrying-cost math, and listings before the portals.
Eagle Perch is a small, tightly-defined pocket of 43 homes in Fleming Island, all built in a narrow 2016–2018 window with a median year of 2017. That construction consistency is the story here: buyers are shopping a batch of near-identical-vintage homes, so what separates one closing price from another is condition, lot, and finish level rather than age. With no closings in the current window to anchor pricing, the market read leans on inventory scarcity — a community this size does not generate a steady stream of listings.
For sellers, that scarcity is leverage: when only a handful of homes trade in a place this small, a well-presented listing has little direct competition. For buyers, the flip side is patience — you may wait for the right home rather than choose among several. Expect price to be driven by how a specific home shows, not by broad neighborhood swings.
The 60-Second Overview
Eagle Perch is a compact, newer-construction enclave in Fleming Island's Clay County side, built out over just a few years around a median living area of roughly 2,050 square feet. It reads as a cohesive, single-era community rather than a sprawling subdivision with mixed vintages.
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 Eagle Perch is best for.
Best for
- Move-up buyers wanting a newer home around 2,000+ square feet without going full new-construction
- Owner-occupant buyers who value a stable, low-turnover setting in Clay County
- Patient buyers willing to wait for the right listing in a small, rarely-available enclave
Probably not for
- Buyers who need to choose from many active listings right now
- Investors seeking high rental turnover, given the owner-occupancy skew
- Buyers wanting older-home character or a wide range of home vintages to compare
The market around Eagle Perch
Eagle Perch is too small for its own price trend, so here is the market around it.
In ZIP 32003, 149 homes are on the market and 36% are under contract — a fast-moving corner of Fleming Island.
Across Clay County, 1,221 homes are active and 475 pending (28% under contract).
ZIP and county figures describe the wider market, not Eagle Perch specifically. Momentum Research analysis of MLS records.
The Eagle Perch buying strategy.
If we were buying in Eagle Perch 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 Eagle Perch.
A single-vintage enclave
The defining feature of Eagle Perch is its uniformity. Homes here span only 2016 to 2018, which means construction standards, systems, and layouts are broadly consistent across the community. Buyers won't be reconciling a 1980s home against new construction on the same street — the comparison set is narrow, and that makes condition and updates the real differentiators. A median living area near 2,053 square feet points to substantial, move-up-scale homes rather than starter footprints.
Just over 60% of homes here carry a homestead exemption, which signals a community skewed toward owner-occupancy rather than heavy rental turnover. Combined with only 43 homes total, that means listings are infrequent. If you want in, you track the community and move when a home surfaces; you don't count on a wide menu of choices at any given moment.
The location and the amenities are priced into every listing in Eagle Perch. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community of just 43 homes with no recent closings to lean on, generic pricing tools fall short. We price off condition, lot, and finish against the specific batch of same-vintage homes here, and because listings are rare, timing and presentation matter more than in a high-turnover subdivision. That is exactly the kind of narrow, low-data market where local reads beat automated estimates.
Eagle Perch in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a Eagle Perch 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 Eagle Perch sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Eagle Perch, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Eagle Perch home worth?
Get a no-obligation home value based on real comparable sales in Eagle Perch, 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 homes for sale in Eagle Perch on the map →
Should you buy in Eagle Perch?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | realMLS records, as of 2026-08-30 |
| Historical depth | Closed-sale records back to 2016 (56 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.
Own a home here?
You just read the data. Now see what your home is worth.
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 sells for 1.25% above the realMLS member average and 8 days faster, and we’ll price yours against live your area comps.
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See how Eagle Perch fits the bigger picture — live prices, inventory, and Momentum Scores:
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Clay County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Clay County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.