Fleming Oaks
Homes for Sale in Fleming Island, FL
True comps, carrying-cost math, and listings before the portals.
Price here is driven by condition and updates, not by a single product type. With a build span running from 1955 to 2024 and a median build year of 1986, Fleming Oaks Replat is a genuine mix of older and newer stock, and that spread shows up in what homes trade for. Two houses of similar size can sit far apart on price depending on renovation work, roof and systems age, and lot. Treat the median as a midpoint of a wide range, not a going rate.
The posture is that of a stable, mostly owner-occupied pocket — homestead share sits at roughly three-quarters of the 229 homes here. That tends to mean fewer distressed or investor flips hitting the market at once and steadier inventory. Sellers of well-updated homes have room to hold their number; buyers should expect to pay up for turnkey condition and can find better value in homes that need work, provided they price the deferred maintenance honestly.
Figures in this note are as of July 12, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Fleming Oaks right now
🟢 Still climbing. The trailing-12-month median ($470K) is up 9.3% from the prior 12 months ($430K). With about 6 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level realMLS closed sales, 12-month windows ending October 26. Confidence: Low (6 and 4 sales in the two windows).
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· Updated October 26, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Fleming Oaks market snapshot (as of October 26, 2026): . The trailing-12-month median is up 9% from the prior 12 months, computed from record-level realMLS closed sales (6 closings in the current window).
Fleming Oaks is a community of 357 homes in Fleming Island, Clay County, built between 1950 and 2024 (median 1985), with a median living area of about 2,007 square feet. 76% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Fleming Oaks Replat is a compact, established Fleming Island community of 229 homes with a build range that stretches nearly seventy years, so what you buy depends heavily on which era and condition you land on.
Who Fleming Oaks is best for.
Best for
- Buyers seeking an established Fleming Island location who will evaluate each home on its own condition and vintage
- Renovation-minded buyers willing to price in roof and systems work in exchange for value below turnkey
- Long-term owner-occupants who want a settled, mostly homesteaded pocket rather than a flip market
Probably not for
- Buyers who need every home to be the same age and finish level
- Investors chasing quick-turn distressed inventory in volume
- Buyers unwilling to fund inspections and diligence on older systems
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending October 26 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($470K) IS the median in the snapshot above, and the move from 2025 ($430K) IS the +9.3% one-year change.
Windows contain 1 to 11 sales each (6 in the current window); every figure carries its sample size, and thin markets swing on single closings. Source: Data provided by realMLS. Deemed reliable but not guaranteed.
28% of homes for sale in ZIP 32003 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-10-25).
Housing distress & ownership in Fleming Oaks Replat, Fleming Island
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Source: Data provided by realMLS. Deemed reliable but not guaranteed.
The Fleming Oaks buying strategy.
If we were buying in Fleming Oaks 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 Fleming Oaks.
One name, several vintages
The defining feature is age diversity. Homes date as far back as 1955 and as recent as 2024, with the median built in 1986. That means original mid-century and older houses sit alongside decades of infill and, at the newer end, recent construction. A median living area near 1,921 square feet points to real, usable houses rather than starter boxes, but square footage alone will not tell you the whole story — vintage and level of updating matter more here than in a single-builder subdivision.
With about 73.6% of homes homesteaded, this reads as a hold-and-live community more than a churn-and-flip one. For a buyer, that supports the case for doing your diligence on the specific house — roof, HVAC, plumbing, windows — because pricing is condition-led. For a seller, it means your comps need to be chosen carefully by vintage and update level, not just by proximity.
The location and the amenities are priced into every listing in Fleming Oaks. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
A community this varied by age and condition rewards local reads over broad averages. We help buyers separate a well-updated 1980s home from an original one that looks similar on paper, and we help sellers position against the right comps rather than the whole median. That is the difference between overpaying, underpricing, and getting it right in Fleming Oaks Replat.
Fleming Oaks in 15 seconds.
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Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Fleming Oaks sales matched to your home.
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Recent Developments in Fleming Oaks Replat
Development, infrastructure, retail, and school activity affecting Fleming Oaks Replat, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- 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 5 miles north of Fleming Oaks Replat.
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 5 miles northeast of Fleming Oaks Replat.
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 Fleming Oaks Replat.
Source: Jacksonville Today - July 2026Development
JWB secures funding for 108 affordable housing units in Jacksonville
Jacksonville Today reported that JWB Real Estate Capital secured about $28.59 million in gap funding for 108 income-restricted units across three Westside sites on Tracy, Justina and Ricker roads. Plans include 38 townhome-style units and two sets of 35 efficiency units, priced at or below 60% of area median income for 50 years. Groundbreaking is expected by September 2026 with completion in 2027.
What it may mean for the marketAdds new income-restricted rental and townhome housing supply on the Westside, increasing the stock of long-term affordable units and drawing public and tax-credit investment into three infill sites. The site is about 4 miles west of Fleming Oaks Replat.
Source: Jacksonville Today - June 2026Development
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.
What it may mean for the marketContinued 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 11 miles west of Fleming Oaks Replat.
Source: Jax Daily Record - April 2026Development
Hillwood seeks to mass-grade an AllianceFlorida site for a possible 1 million-square-foot building
Hillwood asked to mass grade a site at AllianceFlorida at Cecil Commerce Center to prepare for a possible 1 million-square-foot building, a step that typically precedes a large industrial or distribution user committing to the Westside park.
What it may mean for the marketA build-ready million-square-foot pad points to a potential large employer on the Westside, the kind of jobs anchor that can lift demand for nearby housing. The site is about 11 miles west of Fleming Oaks Replat.
Source: Jax Daily Record
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
What is the median home price in Fleming Oaks?
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When were the homes in Fleming Oaks built?
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An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Fleming Oaks with Momentum Realty’s local guides.
Data sources & freshness
| Community market stats | realMLS closed sales, 12-month windows ending October 26, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (9 streets, ZIP 32003)) |
| Under-contract shares | realMLS records, as of 2026-10-25 |
| Historical depth | Closed-sale records back to 2008 (76 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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