Heritage Oaks Trace

Single-family homes by Richmond American, built ~2005 to 2007 · A village inside Fleming Island Plantation · ZIP 32003

A small, single-builder village of Richmond American homes inside Fleming Island Plantation, with full shared amenity access and the Fleming Island school chain; open, not separately gated, and a resale-only market now.

Village inside FIPFull amenity accessResale (~61 homes)

Live Market Pulse

50/100
Momentum

Buyer-Leaning Market (limited data)

Heritage Oaks Trace is one named village inside the larger Fleming Island Plantation master plan, not a stand-alone gated community. It is built out, so it trades as a resale market. Do not confuse it with Heritage Oaks in St. Johns or Heritage Oaks at Julington Creek Plantation, which are separate communities. Confirm current resale pricing, the full HOA plus CDD fee stack, and the school zoning with the associations, the Clay County tax roll, and a local agent.

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Unlock Off-Market Heritage Oaks Trace

Listings before the portals, true comps, and the renovation and carrying-cost math, before you tour.

Built fromLive realMLS data14 years of closingsLocal renovation analysisUpdated twice daily

LiveMarket PulserealMLS

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Median Price

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Supply

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Avg DOM

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Seller Leverage

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Median $/Sqft

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1-Yr Price Change

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Distress

Jon's Current Read

"Heritage Oaks Trace is a small, single-builder village of roughly 61 Richmond American homes, built about 2005 to 2007, inside the 1,600-plus-acre Fleming Island Plantation master plan in Clay County. The durable draws are full Plantation amenity access, the Fleming Island school chain, an unusually light village sub-HOA on top of the shared CDD, and consistent housing stock. The honest gaps are that it is open rather than separately gated, it has no private clubhouse or pool of its own, and the homes are nearly two decades old, so roof and system age drive offers. The real recurring cost is the Plantation CDD, reported around $1,460 a year on the tax bill, not the tiny village HOA reported around $67 a year, so budget the stack. Verify the itemized CDD on the Clay County tax roll, confirm the village HOA scope in writing, price the roof and systems, and make sure a listing is Heritage Oaks Trace in Fleming Island, not another Heritage Oaks community in Northeast Florida."

Jon Brooks, founder, Momentum Realty · Updated June 2026

The 60-Second Overview

Fleming Island Plantation is a large master-planned community made up of many named villages, each with its own builder, vintage, and small sub-association, all sharing one amenity campus and one community development district. Heritage Oaks Trace sits at the accessible end of that lineup: a small pocket of roughly 61 single-family homes off Town Center Boulevard, built by Richmond American across about 2005 to 2007.

The village reads as consistent mid-2000s stock: three- and four-bedroom homes from roughly 1,961 to 2,958 square feet, one- and two-story, many backing the golf course, lakes, or wooded buffers. Because it shares a name with other Heritage Oaks communities in Northeast Florida, the word Trace and the Fleming Island, 32003 address are what pin it down.

Quick Match

Who Heritage Oaks Trace is best for.

Best for

Buyers who want full Fleming Island Plantation amenity access at an accessible price
Buyers who value the Fleming Island school chain and a very light village HOA
Buyers who want consistent, single-builder Richmond American homes
Buyers comfortable with an open (not separately gated) village and thin resale inventory

Probably not for

Buyers who want a separately gated village with its own front gate
Buyers who want a private community clubhouse and pool of their own
Buyers who want new construction rather than a mid-2000s resale
Buyers who would confuse it with Heritage Oaks in St. Johns or at Julington Creek Plantation

Market Pulse

How Heritage Oaks Trace is performing right now

50/100
momentum

Buyer-Leaning Market (limited data)

Seller's marketBalancedBuyer's market

0Months of supplytight

24Median days on marketdays

0 : 0Under contract vs for salestrong demand

0Sold in last 12 monthsliquidity

+127%Median price since 2012appreciation

+0%Asking vs recent sold $/sqftroom to negotiate

Tight supply and strong demand favor sellers here. Homes still take about two months to sell, though, and with asking prices running above recent sales per square foot, a prepared buyer has room on anything overpriced. Reading each home against the real comps, not the headline trend, is where the edge is.

Live from realMLS, as of July 2, 2026. Refreshed twice daily. Months of supply, days on market, and the contract-to-listing ratio are computed from current Heritage Oaks Trace listings and the trailing twelve months of closed sales.

Where prices are goingn/a2026 YTD

Median sale price by year. Tap a label to compare Margaret's Walk or Fleming Island. The 1-year price change is the median sold price over the most recent year versus the prior year, the same measure most listing sites and local Realtor reports use. It reflects the mix of homes that sold, not the change in any single home's value, which is why median price per square foot is shown alongside it to adjust for home size. In thinly traded neighborhoods, where a sale or two can swing the median, we lead with the mix-resistant price-per-square-foot trend instead.

Price per square footn/a2026 YTD

Median $/sqft by year. 2026 is year to date.

Supply and demand now0 : 0active : pending

For sale0

Pending0

Sold 12mo0

Active and pending listings now vs homes sold in the last 12 months.

8.6A- score

Momentum intelligence

Momentum buy score

Our proprietary read on how a home in Heritage Oaks Trace buys, holds, and resells. See the five factors.

Interactive Map

Heritage Oaks Trace on the map.

Every active, pending, and recently sold home, plotted. Toggle the layers, color the dots by status or lot type, and tap a home for the details.

Listing locations from realMLS; lot type inferred from listing descriptions. Destination pins are approximate. Map data © OpenStreetMap, tiles © CARTO. Flood, school, and commute overlays are on the roadmap.

The Club & Membership

15-Second Take

Full Fleming Island Plantation amenity access via the CDD
Two pool complexes, tennis, basketball, and volleyball courts
Playgrounds, parks, playing fields, and walking and jogging trails
The Golf Club at Fleming Island, pay-as-you-play with optional membership
Village Square and Town Center retail minutes away

The amenities are the whole point of buying into a Plantation village, and they are identical whether you buy in Heritage Oaks Trace or any other village: the Fleming Island Plantation package, funded through the CDD every homeowner pays.

That package includes two pool complexes, tennis, basketball and volleyball courts, playgrounds, parks and playing fields, and miles of walking and jogging trails, plus the Village Square and Town Center with shops, restaurants, and professional services. The Golf Club at Fleming Island, an 18-hole championship course, is right there and pay-as-you-play.

What Heritage Oaks Trace does not have is its own private gate, clubhouse, or pool. It is an open village within the Plantation, so the value is access to the shared master-plan campus, not a private enclave amenity. If a buyer wants a separately gated village with its own front gate, that is a different Plantation village or a different community entirely.

Nearby & Commute

How far is everything?

The takeaway

The location is the everyday-convenience case: shopping, schools, and the major roads are all a manageable drive.

Drive times from Heritage Oaks Trace. They are approximate and vary with traffic and your exact start point.

Plantation Village Square / Town CenterMinutes · Groceries, dining, and services on the CR-220 / Town Center corridor

The Golf Club at Fleming IslandAbout 5 minutes · 18-hole championship course, pay-as-you-play

Thunderbolt Elementary / Fleming Island HighAbout 5 minutes · The Fleming Island school chain

Orange Park Mall / I-295About 18 minutes · Retail and the beltway into greater Jacksonville

NAS JacksonvilleAbout 24 minutes · Naval Air Station Jacksonville

Downtown JacksonvilleAbout 32 minutes · Via US-17 and I-295

Distances and drive times are approximate and vary with traffic. Confirm your real commute at your real departure time.

Nearby Communities

Explore more neighborhoods near Heritage Oaks Trace with Momentum Realty’s local guides.

Cypress Glen Homes for Sale in Fleming Island, FLFleming Island, FL · 0.1 mi

Lake Ridge Villas North Homes for Sale in Fleming Island, FLFleming Island, FL · 0.3 mi PEThe Preserve at Eagle Harbor Homes for Sale in Fleming Island, FLFleming Island, FL · 0.5 mi SCStone Creek at Eagle Harbor Homes for Sale in Fleming Island, FLFleming Island, FL · 0.5 mi

Hibernia LinksFleming Island, FL · 0.5 mi FVFairway VillageFleming Island, FL · 0.5 mi

Fleming EstatesFleming Island, FL · 0.5 mi

Harvest BendFleming Island, FL · 0.5 mi

Hibernia OaksFleming Island, FL · 0.5 mi

Browse all Florida neighborhood guides →

Carrying cost · the no-CDD edge

No CDD bond means thousands less per year than newer master plans.

Typical CDD community~$2,500/yr

Heritage Oaks Trace (no CDD)$0/yr

Roughly $25,000 saved over 10 years in carrying cost, before resale.

Illustrative. NE Florida CDD assessments commonly run $1,500-$3,500+/yr and vary by community; verify per property.

Schools

15-Second Take

Clay County Public Schools
Verify the zoned schools by address
Magnet and choice options may be available
Confirm current ratings before relying on them
Private and parochial options nearby

Heritage Oaks Trace is served by Clay County Public Schools. Assignment is by address and can change, so confirm the exact zoned elementary, middle, and high schools for any specific home, plus any magnet or choice options. Treat published ratings as a starting point, not the full story.

Public elementary (Fleming Island)

Thunderbolt Elementary School

Public middle 7-8

Green Cove Springs Junior High School

Public high 9-12

Fleming Island High School

Private PreK-12 (Orange Park)

St. Johns Country Day School

Buying with schools in mind? We can confirm the exact zoned schools for any Heritage Oaks Trace address.

The takeaway

What actually shapes value here is the master plan, not the village: a small, single-builder pocket inside a strong, amenity-rich master plan with a durable school draw, trading as a thin resale market. Because Heritage Oaks Trace is built out and small, resale value hinges on condition, lot position, and inventory that rarely comes to market; verify current resale comps directly.

Recent Developments in Heritage Oaks Trace

Development Intelligence

Our read on what is being built around Heritage Oaks Trace, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.

Net OutlookBullishNet positive

Full Plantation amenity access via the CDD

Ongoing

BullishNotable impact

SignificanceRadius: Community

Every Heritage Oaks Trace home carries full access to the Fleming Island Plantation pools, courts, trails, and golf through the shared CDD, a durable demand driver that does not depend on the small village itself.

Fleming Island school-chain desirability

Ongoing

BullishNotable impact

SignificanceRadius: Area

The Fleming Island school chain, including Fleming Island High, remains one of Clay County's strongest draws, supporting steady demand across every Plantation village, including Heritage Oaks Trace.

Mid-2000s vintage and thin resale inventory

Ongoing

NeutralModerate impact

SignificanceRadius: Community

As a small, built-out, single-builder village of nearly two-decade-old homes, inventory is thin and condition varies, so roof and system age drive offers and buyers should be ready to move when the right home lists.

Direction, significance, and effect-radius ratings are Momentum's proprietary, qualitative read of the sourced items below, not investment advice or a prediction for any specific home.

Development, infrastructure, retail, and school activity affecting Heritage Oaks Trace, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated June 2026.

Showing the latest, scroll for all updates ↓

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.

The Strategy

The Heritage Oaks Trace buying strategy.

If we were buying in Heritage Oaks Trace, this is the order of operations we would run, and the one we run for our clients.

Confirm the full fee stack. Get the village sub-HOA, the master framework, and the itemized Plantation CDD in writing for the specific home before you offer.

Verify the CDD on the Clay County tax roll. Reported around $1,460 a year; confirm the current amount and any bond-versus-operating split for the homesite.

Price the roof and systems. These are mid-2000s homes, so confirm roof and HVAC age and get an inspection before you commit.

Confirm it is Heritage Oaks Trace, in Fleming Island, ZIP 32003, not Heritage Oaks in St. Johns or at Julington Creek Plantation.

Cross-shop the villages: compare Margaret's Walk and Cypress Glen before you commit.

The Quick Decision

Best Buy

A well-maintained or updated home on a golf-, lake-, or preserve-backing lot, with the full fee stack and CDD confirmed in writing

Biggest Risk

Reading the ~$67 village HOA and missing the ~$1,460 Plantation CDD, or confusing it with another Heritage Oaks community

Best Lot

Golf-course, lake, and preserve positions over interior lots

Smart Timing

Small and built out, so inventory is thin; be ready to move when the right home lists

Deep-Dive Intelligence

The full read, only if you want it.

The takeaway

On mobile, tap any heading below to open it. This is the home by home, lot by lot, club and renovation detail, organized so you can jump straight to what matters to you.

Community Details at a Glance

The Homes

Product

Resale single-family homes from about 1,961 to 2,958 sq ft, three and four bedrooms, one- and two-story, on standard Plantation homesites; many back the golf course, lakes, or wooded buffers

Builder

Built by Richmond American Homes across roughly 2005 to 2007; this was a single-builder village, so plans and vintage are consistent

Scale

A small named village of roughly 61 homes on Heritage Oaks Court off Town Center Boulevard, inside the 1,600-plus-acre Fleming Island Plantation master plan; a resale-only market

Distinct from

The 'Trace' in the name matters: this is not the same as Heritage Oaks in St. Johns (ZIP 32259) or Heritage Oaks at Julington Creek Plantation; confirm a listing says Heritage Oaks Trace, Fleming Island before you act on it

Costs & Fees

Village HOA

Reported around $67 per year for the Heritage Oaks Trace sub-association; confirm the exact current figure and scope in writing before you offer

Plantation CDD

Reported around $1,460 per year on the tax bill for the Fleming Island Plantation CDD that funds the shared amenities; verify the current itemized amount for the specific homesite on the Clay County tax roll

Reality

The village HOA is tiny; the real recurring number is the Plantation CDD that buys full master-plan amenity access, so budget the stack, not just the HOA line

Amenities

Full Plantation amenity access

Every Heritage Oaks Trace homeowner gets the Fleming Island Plantation package: two pool complexes, tennis, basketball and volleyball courts, playgrounds, parks, and miles of trails

Golf, pay-as-you-play

The Golf Club at Fleming Island, an 18-hole championship course, is pay-as-you-play with optional membership, so there is no mandatory club dues line in the stack

Village Square and Town Center

The Plantation's Village Square and Town Center retail sit minutes away, with groceries, dining, and services along the CR-220 and Town Center corridor

Not separately gated

Heritage Oaks Trace is an open village within the Plantation, not a separately gated enclave; the value is the shared amenity access, not a private gate

Location

Setting

Inside Fleming Island Plantation in Fleming Island, Clay County, ZIP 32003, on Heritage Oaks Court off Town Center Boulevard near the north end of the master plan

Highways

US-17 (County Road 220 / Town Center) runs the spine of Fleming Island; Orange Park, I-295, and the Buckman corridor connect you to greater Jacksonville and NAS Jacksonville

Errands

Plantation retail on CR-220 and the Town Center are minutes away for groceries, dining, and services, with the Orange Park Mall corridor a short drive north

The Homes & Style

Heritage Oaks Trace is a single-builder village, which makes the housing stock unusually consistent. Richmond American delivered roughly 61 homes across about 2005 to 2007, from about 1,961 to 2,958 square feet, three and four bedrooms, in one- and two-story plans on standard Plantation homesites.

Because the homes are now nearly two decades old, condition drives the offer. Expect a spread from original-condition homes with mid-2000s kitchens, baths, and roofs to fully renovated cores, and price the difference honestly, because the roof age and system age matter on a home this vintage.

Lot position is the other lever. Many Heritage Oaks Trace homes look onto the golf course, lakes, or wooded buffers, and those positions hold value best. Confirm exactly what a lot backs, since a golf-course or preserve view is a real premium over an interior lot.

Living in a Plantation Village

Day to day, Heritage Oaks Trace lives like the rest of Fleming Island Plantation: shared amenities within a short drive, retail on the CR-220 and Town Center corridor, and the Fleming Island school chain. Here are the questions buyers actually ask.

Is Heritage Oaks Trace gated?

No. It is an open village within Fleming Island Plantation, not a separately gated enclave. The value is full access to the shared Plantation amenities, not a private front gate.

Do I have to join the golf club?

No. The Golf Club at Fleming Island is pay-as-you-play with optional membership, so there is no mandatory club dues line in your fee stack.

What is the real recurring cost?

The village sub-HOA is tiny, reported around $67 a year, but the Plantation CDD on your tax bill, reported around $1,460 a year, funds the amenities. Budget the stack, and confirm the current itemized numbers in writing.

How do I know a listing is the right Heritage Oaks?

Look for the word Trace and the Fleming Island, ZIP 32003 address. Heritage Oaks in St. Johns and Heritage Oaks at Julington Creek Plantation are separate communities.

Before You Offer

Confirm the full fee stack. Get the village sub-HOA, the master framework, and the itemized Plantation CDD in writing for the specific home.
Verify the CDD on the tax roll. Reported around $1,460 a year, but confirm the current amount and any bond-versus-operating split on the Clay County tax roll.
Confirm it is Heritage Oaks Trace. Not Heritage Oaks in St. Johns or at Julington Creek Plantation; look for Trace and the Fleming Island, 32003 address.
Price the roof and systems. On mid-2000s homes, roof and HVAC age move the number; get ages and get an inspection.
Confirm the lot position. Golf, lake, and preserve views are real premiums; know exactly what a lot backs.
Confirm the school zoning. Zones are set by address and can change; verify with Clay County Public Schools.
Understand the amenity access. Confirm the CDD buys the full Plantation package and what is included.
Model the all-in carry. Combine the stack with taxes and insurance so the monthly number is real before you offer.

Jon Brooks · Co-Founder, Momentum Realty

The mistake I see most in Fleming Island Plantation is buyers comparing villages on the HOA line alone. In Heritage Oaks Trace, the ~$67 village HOA is almost a rounding error; the number that matters is the ~$1,460 Plantation CDD that buys the pools, courts, trails, and golf access, and that is on your tax bill, not your HOA statement.

The other thing I make sure of is the name. There are several Heritage Oaks communities in Northeast Florida, and only one of them is this village inside the Plantation. Before we ever write, we confirm the listing, the comps, and the CDD all refer to Heritage Oaks Trace in Fleming Island, and we put the full fee stack in writing so there are no surprises at closing.

How Heritage Oaks Trace Compares

The most useful comparison is to the other Fleming Island Plantation villages, because they share the amenities and schools and differ mainly on price band, gating, and vintage. Against the gated Plantation villages such as Margaret's Walk and Cypress Glen, Heritage Oaks Trace gives up a private gate but tends to sit at a more accessible price with an unusually light sub-HOA. Against a larger established community like Eagle Harbor next door, Heritage Oaks Trace is a much smaller, single-builder village, so it trades Eagle Harbor's scale and variety for consistency and a simpler fee picture.

Community	What it is	The trade vs. Heritage Oaks Trace
Margaret's Walk	Gated Plantation village with its own nature trail and St. Johns River dock	Adds a private gate and river dock; Heritage Oaks Trace is open but lighter on fees
Cypress Glen	Small gated pocket of the Plantation with full amenity access	Adds a gate for a small enclave; similar amenity access, different price band
River Hills Reserve	Gated Plantation village with an unusually transparent, retiring CDD bond	Gated with a knowable bond schedule; Heritage Oaks Trace is open, single-builder
Eagle Harbor	Large established Fleming Island master plan with its own amenities and golf	Much larger with more variety; Heritage Oaks Trace is small and consistent
Pace Island	Established gated Fleming Island community	Gated and separate master plan; Heritage Oaks Trace is a Plantation village

The honest summary: Heritage Oaks Trace wins on price accessibility, a very light village HOA, single-builder consistency, and full Plantation amenity access, and gives ground on a private gate, community scale, and the deep inventory of a larger neighborhood.

Not sure which Plantation village fits? We will line up Heritage Oaks Trace against the gated villages and Eagle Harbor on price, fees, and lots, with real comps.

The Honest Trade-Offs

Where Heritage Oaks Trace wins

Full Fleming Island Plantation amenity access
The Fleming Island school chain
A very light village sub-HOA (reported ~$67/yr)
Single-builder, consistent Richmond American stock
No mandatory golf-club dues in the stack
An accessible price band inside a strong master plan

Where it gives ground

Not a separately gated village
No private clubhouse or pool of its own
Small, so inventory is thin
Mid-2000s homes, so roof and system age matter
The real cost is the CDD, not the HOA line
The name is easily confused with other Heritage Oaks communities

Heritage Oaks Trace Homes For Sale

What your money buys in Heritage Oaks Trace.

The takeaway

Three honest price bands. Condition and lot, not the square footage alone, decide where a home lands.

Here are the broad resale bands in Heritage Oaks Trace today. The right home is the one matched to your budget and the renovation math, so seeing fitting listings early is the edge.

Original condition

Mid-2000s Richmond American homes with original kitchens, baths, or roofs on interior lots, the value tier where the inspection writes the offer.

Lowest entry

Updated core

Renovated three- and four-bedroom homes on solid lots, the heart of this small resale market and the fastest movers in a school-driven demand pool.

Most inventory

Premium lots

Larger plans on golf-course, lake, or preserve-backing homesites, the scarce positions that show best and hold value here.

Strongest resale

Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.

See Off-Market & Private Listings

What Your Money Buys

What ~$900K buys here.

Three realistic price bands. Where a home lands comes down to condition and lot, not square footage alone.

Original condition

Mid-2000s Richmond American homes with original kitchens, baths, or roofs on interior lots, the value tier where the inspection writes the offer.

Updated core

Renovated three- and four-bedroom homes on solid lots, the heart of this small resale market and the fastest movers in a school-driven demand pool.

Premium lots

Larger plans on golf-course, lake, or preserve-backing homesites, the scarce positions that show best and hold value here.

Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.

Operator Intelligence

Renovation & Resale Intelligence

The factors that actually move value in Heritage Oaks Trace, condition, lot, and the renovation math, read from current listings and recent sales.

15-Second Take

Renovation math decides the deal
Golf and lake lots resell strongest
Roof and HVAC age drive the insurance quote
Interior lots are where buyers overpay

Proprietary Data

The renovation premium.

Renovated-listing inventory in Heritage Oaks Trace is too thin right now to compute a reliable renovation premium. We read condition home by home against real comps before you offer.

Lot Value

The lot premium.

On golf, lake, and preserve frontage, the homesite is the part of your money the market gives back at resale. The house can be renovated; the lot cannot, so premium lots hold their value better than interior ones. How much more they command varies by frontage, view, and condition, which is why we read it home by home against real comparable sales rather than a single headline figure.

Operator Note

Most buyers overpay on interior lots in the back half of the community. A sharp renovation can distract you, but the weaker resale position follows the lot, not the finishes. We read the homesite before the kitchen.

Resale Strength Scorecard

How well Heritage Oaks Trace holds value.

Our read on the factors that protect resale here, and the one to manage.

Full Fleming Island Plantation amenity access via the CDDStrong

The Fleming Island school chain in Clay CountyStrong

Very light village sub-HOA; golf optional, not mandatoryStrong

Consistent single-builder Richmond American stockPositive

Mid-2000s homes and thin inventory; open, not separately gatedKnow the trade

Momentum analysis based on the no-CDD structure, central location, built-out lot scarcity, the funded club plan, and the all-resale 1990s housing stock. Not a guarantee of future value.

Operator Note

The strongest value pocket is usually a renovated golf or lake home priced just under the next tier up. Buyers chasing the single biggest estate often pay estate prices for what is really a renovation project.

5 Mistakes Buyers Make in Heritage Oaks Trace

15-Second Take

Calling the listing agent (who works for the seller)
Misjudging the renovation budget
Overpaying for an interior lot
Ignoring the optional club cost
Skipping the roof, HVAC, and systems check

In an all-resale, seven-figure, renovation-driven market, the same five mistakes cost buyers the most. Every one is avoidable with the right preparation before you tour.

Calling the listing agent

The agent on the sign works for the seller. In a market where condition swings price by hundreds of thousands, negotiating against that agent with no one in your corner is the costliest move of all.

Misjudging the renovation math

A dated home looks like a deal until you price the roof, HVAC, pool, and full modernization honestly. Underbudget the reno and the bargain becomes the expensive house.

Overpaying for an interior lot

Golf frontage, lakefront, and preserve lots carry real, durable premiums. Pay an estate price for an interior lot and you are buying the weakest version of the value.

Ignoring the club decision

The club is optional and separate, so two similar homes can cost very differently to own. Buyers who do not price the membership they will actually use misread their real monthly number.

Skipping the systems check

A 1990s home means 1990s-era systems unless updated. Roof age, HVAC age, pool equipment, and prior renovations drive both price and insurability, and a thorough inspection matters more here than in a new build.

“

You are not buying a subdivision here. You are buying a village inside Fleming Island Plantation, and the amenities and schools come with the address, not the village name.

Jon Brooks · Founder, Momentum Realty

Momentum Intelligence

Momentum Buy Score.

Our proprietary 0 to 10 read across the five factors that decide how a home here buys, holds, and resells.

7.8B+ · Buy Score

Resale Strength8.0/10

Renovation Risk7.4/10

Location Efficiency8.4/10

Long-Term Defensibility7.8/10

Carrying Cost Advantage8.0/10

Momentum Intelligence Scores are our proprietary, qualitative assessment based on the analysis on this page, on a 0 to 10 scale. They are a framework for comparing communities, not a guarantee of future value or advice on a specific home.

Momentum Housing Intelligence

Why our read on Heritage Oaks Trace is different.

Most pages on this community are an automated estimate wrapped in stock copy. This one is built from the live realMLS feed, fourteen years of closed sales, and a renovation-by-renovation read of what actually moves value here, lot by lot. No Zestimate, no guesswork.

Live realMLS feed14 years of closed salesRenovation-premium analysisLot-by-lot, no automated estimates

Jon Brooks, founder of Momentum Realty. A housing economist with a background in real estate investment banking at Deutsche Bank and consulting at Ernst & Young, who has built and analyzed Northeast Florida real estate from the ground up.

About the analyst · Our methodology

Which Lots & Views Hold Value Best

Proprietary Data · Lot Value Map

Where the value actually sits. Each home is shaded by its price per square foot (a value read, not just a price) and ringed by lot type, so you can see at a glance which pockets carry a real, durable premium and where a renovation play makes sense.

Value ($/sqft)

$261 value$401 premium

GolfLake / waterPreserveInterior

Fill = price per square foot; ring = lot type, inferred from listing descriptions. Sold homes are shown by realized $/sqft (lot type not always recorded). Asking and recent-sold figures from realMLS; for orientation, not an appraisal.

15-Second Take

Golf-course-backing lots carry the biggest premium
Lake and water-view lots are the next tier
Wooded / preserve buffers offer quiet and hold value
Interior lots are the value entry
Mid-2000s homes, so price the roof and systems

Heritage Oaks Trace is a single-builder village, so the plans are consistent and the price turns on the lot and the condition rather than the floor plan. Golf-course-backing homesites carry the biggest premium and are the best-holding positions, with lake and water-view lots the next tier and wooded or preserve-buffer lots offering quiet and durable value. Interior lots are the value entry. Because the homes date to roughly 2005 to 2007, condition is the other lever, so weigh roof and system age against any updates, and price accordingly. Confirm exactly what a specific lot backs, since a golf, lake, or preserve view is a genuine premium in a village this small, and inventory is thin because it is built out.

The 15-Second Verdict

Heritage Oaks Trace in 15 seconds.

Best forBuyers who want full Fleming Island Plantation amenity access and the Fleming Island school chain at an accessible price, in a consistent single-builder village.

Biggest advantageFull Plantation amenity access and the school chain with an unusually light village HOA, on consistent Richmond American stock.

Biggest riskReading the tiny village HOA and missing the Plantation CDD, ignoring roof and system age, or confusing it with another Heritage Oaks.

Sweet spotA maintained or updated home on a golf-, lake-, or preserve-backing lot, with the full fee stack and CDD confirmed in writing.

Avoid ifYou want a separately gated village, a private clubhouse or pool, new construction, or a large inventory to choose from.

The Fee Stack: HOA, Sub-HOA & CDD

15-Second Take

A village inside Fleming Island Plantation; open, not separately gated
Village sub-HOA reported ~$67/yr; confirm scope in writing
Plantation CDD reported ~$1,460/yr on the tax bill; the real recurring cost
Full Plantation amenity access; golf is optional, pay-as-you-play
Distinct from Heritage Oaks in St. Johns and at Julington Creek Plantation

This is the section that trips up buyers who only read the HOA line. In a Fleming Island Plantation village, your recurring cost is a stack, not a single number: the tiny village sub-association, plus the Fleming Island Plantation master framework, plus the community development district (CDD) assessment on your property-tax bill that funds the shared amenities.

For Heritage Oaks Trace, the reported village sub-HOA is remarkably small, on the order of $67 a year, which covers the village's own common-area obligations. That number alone is misleading, because the amenities are funded through the Plantation CDD, reported in the neighborhood of $1,460 a year on the tax bill. Add the two and the all-in recurring number lands well above the HOA line most buyers fixate on.

Budget the stack, not the HOA line. A ~$67-a-year village HOA looks almost free, but the ~$1,460-a-year Plantation CDD that buys the pools, courts, trails, and golf access is the real recurring cost. Confirm the current itemized CDD, any bond-versus-operating split, and the exact HOA scope for the specific home, in writing, before you offer.

There is no mandatory country-club membership in the stack. The Golf Club at Fleming Island is pay-as-you-play with optional membership, so golf is a choice, not a line item. That keeps the Heritage Oaks Trace carry lower than a mandatory-club community, and it is a real difference versus golf communities that bundle dues into the fees.

Want the exact current fee stack for a specific Heritage Oaks Trace home, including the itemized CDD and any bond balance? We will pull it and put it in writing before you offer.

Community settingHeritage Oaks Court, off Town Center Boulevard, Fleming Island, FL 32003, inside Fleming Island PlantationAn open village within the master plan, not a separately gated enclave

CDDFleming Island Plantation CDD reported around $1,460/yr on the tax billVerify the current itemized amount and any bond split on the Clay County tax roll for the specific homesite

Builder / statusRichmond American Homes; ~61 homes built ~2005 to 2007; built out, resale-onlySingle-builder village, so plans and vintage are consistent

Run Your Numbers

Tools for a Heritage Oaks Trace buy.

Free calculators to pressure-test the real cost before you tour.

Mortgage paymentPrincipal, interest, taxes, and insurance on a specific price.Property taxClay County millage and the homestead picture.Rent vs buyThe breakeven on owning in Heritage Oaks Trace.Save Our HomesProject your homestead tax cap over time.

The takeaway

Selling here is won on condition and view, not the Zestimate. The right number comes from closed comps matched to your renovation level and lot.

Selling in Heritage Oaks Trace

Price it to the full Plantation amenity access, the school chain, and the lot position, not the tiny village HOA line.

Selling in Heritage Oaks Trace is about presenting the full Fleming Island Plantation amenity access, the Fleming Island school chain, and the specific lot and condition, then pricing correctly against the thin resale inventory and comparable Plantation sales. We price from the closest comparable sales, document the full fee stack so buyers understand the CDD versus the light village HOA, and market to the buyer hunting exactly this: a Plantation home in the Fleming Island schools at an accessible price.

Momentum listings (YTD)

97.98%

Sold-to-list ratio across the Jacksonville metro for our agents, sellers keeping more of their price.

Market average (YTD)

96.73%

The broader metro average sold-to-list ratio over the same period.

Momentum days on market

64 days

Median days on market for our listings, faster sales mean less carrying cost and stronger leverage.

Market days on market

72 days

The broader metro median over the same period.

Sold-to-list and days-on-market figures reflect Momentum Realty listings versus the Jacksonville metro average, year to date. Your home's result depends on pricing, condition, lot, view, and preparation.

In Heritage Oaks Trace, condition and view decide your number

Because buyers here are weighing your home against renovated comps and cross-shopping Margaret's Walk, a home priced to the community average instead of its true condition and view either leaves money on the table or sits. A renovated kitchen, newer roof and HVAC, and a golf or lake view all deserve to show up in your price, and a buyer pool reading renovation math needs to be shown why your home is worth it. We build that case with real comps and a pricing strategy for the current market.

What is your Heritage Oaks Trace home worth?

Get a no-obligation home value based on real comparable sales in Heritage Oaks Trace matched to your condition, lot, and view, 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 Heritage Oaks Trace on the map →
Or get your Heritage Oaks Trace home value & selling guide →

Real comps, not a Zestimate.

Price History: What Homes Here Have Actually Sold For

Median sale prices in Heritage Oaks Trace year by year since 2012, from closed MLS sales. A long track record beats a single estimate, showing what this community has really done through rate cycles rather than what a model predicts.

The real cost & risk here

Before the list price, the Florida math the portals skip. These are Duval County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.

$1,609/mo

Duval County typical true cost to own

$110/mo

Duval County typical home insurance

No CDD

No community development district bond

Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Duval 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.

Heritage Oaks Trace Market Scorecard

Strong seller's market

Heritage Oaks Trace is currently a strong seller's market. About 1.8 months of supply, a median asking price of $1,019,500, and homes go under contract in about 58 days.

1.8

Months supply

$1,019,500

Median list

$847,500

Median sold

$313

Per sqft

Days on mkt

6/8/41

Active/Pend/Sold

Typical home value in the 32224 ZIP is $456,759, about 13.7% above the Florida norm (Zillow Home Value Index).

Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.

Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.

Frequently Asked Questions

Where is Heritage Oaks Trace?

Inside Fleming Island Plantation in Fleming Island, Clay County, Florida, on Heritage Oaks Court off Town Center Boulevard, ZIP 32003. It is a village within the larger master plan, not a stand-alone community.

Is Heritage Oaks Trace the same as Heritage Oaks in St. Johns or at Julington Creek?

No. Several communities in Northeast Florida share the Heritage Oaks name, including one in St. Johns and Heritage Oaks at Julington Creek Plantation. This is Heritage Oaks Trace, a village inside Fleming Island Plantation in Fleming Island. The word Trace and the 32003 address are what distinguish it, so confirm which one a listing or comp refers to before you act on it.

Who built Heritage Oaks Trace?

Richmond American Homes built the village, with the roughly 61 homes delivered across about 2005 to 2007. Because it was a single-builder village, the plans and vintage are consistent.

Is Heritage Oaks Trace built out?

Yes. The village is built out, so it is a resale-only market now rather than an active new-construction sales floor. Expect thin inventory and be ready to move when the right home lists.

What do homes cost at Heritage Oaks Trace?

As a small, built-out village, homes trade as resales, and pricing depends heavily on condition and lot position. Recent listings across the village have spanned a wide range, so confirm current resale comps with a local agent rather than relying on an automated estimate.

What size are the homes?

Three- and four-bedroom homes from about 1,961 to 2,958 square feet, one- and two-story. Confirm the exact square footage and bedroom count against the specific listing, since aggregator sites round and mislabel.

Is Heritage Oaks Trace gated?

No. It is an open village within Fleming Island Plantation, not a separately gated enclave. The value is full access to the shared Plantation amenities, not a private front gate.

Does Heritage Oaks Trace have its own pool or clubhouse?

No. There is no private village pool or clubhouse. Every homeowner instead has full access to the shared Fleming Island Plantation amenities through the CDD, including two pool complexes, courts, playgrounds, parks, and trails.

What amenities do I get?

The full Fleming Island Plantation package: two pool complexes, tennis, basketball and volleyball courts, playgrounds, parks and playing fields, walking and jogging trails, and the Village Square and Town Center, plus the pay-as-you-play Golf Club at Fleming Island.

Do I have to join the golf club?

No. The Golf Club at Fleming Island is pay-as-you-play with optional membership, so there is no mandatory club dues line in your fee stack.

What are the HOA fees at Heritage Oaks Trace?

The village sub-HOA is reported very small, on the order of $67 per year, covering the enclave's own common-area obligations. That line alone is misleading, because the amenities are funded through the Plantation CDD. Confirm the exact current figure and scope in writing before you offer.

Does Heritage Oaks Trace have a CDD?

Yes. The Fleming Island Plantation CDD funds the shared amenities and is reported in the neighborhood of $1,460 per year on the tax bill. Verify the current itemized amount and any bond-versus-operating split on the Clay County tax roll for the specific homesite, since this is the real recurring cost.

What is the real recurring cost here?

Budget the stack, not the HOA line. The tiny village HOA, reported around $67 a year, plus the Plantation CDD, reported around $1,460 a year on the tax bill, is the true recurring number, before taxes and insurance. Get both confirmed in writing for the specific home.

What schools are zoned for Heritage Oaks Trace?

Clay County Public Schools serve the area, commonly including Thunderbolt Elementary, Green Cove Springs Junior High, and Fleming Island High School, with private options such as St. Johns Country Day School nearby. Attendance zones can change and are set by address, so confirm the current zoning with Clay County Public Schools before you buy.

How does Heritage Oaks Trace compare to the gated Plantation villages?

Against gated villages such as Margaret's Walk, Cypress Glen, and River Hills Reserve, Heritage Oaks Trace gives up a private gate but tends to sit at a more accessible price with an unusually light sub-HOA, while sharing the same Plantation amenities and schools. Confirm which village a listing means and compare the full fee stacks.

Who should I call about buying in Heritage Oaks Trace?

Call Momentum Realty at (904) 351-6461 or use the form on this page, and we will connect you with a Fleming Island and Clay County specialist who knows the Plantation villages and their fee stacks.

Do I need my own agent to buy a resale here?

Yes. Your own agent represents only you, confirms the full village-plus-CDD fee stack, prices the roof and system age on a mid-2000s home, verifies the school zoning and the true tax bill, checks that you are not confusing this with another Heritage Oaks community, and structures the contract to protect you.

Who is the best real estate agent for Heritage Oaks Trace?

The best agent for Heritage Oaks Trace is one who actively works Fleming Island and knows the community's pricing, HOA and CDD details, and current inventory. Tell us what you're looking for in the form on this page and Momentum Realty will match you with a local specialist for Heritage Oaks Trace.

How do I find a top Fleming Island real estate agent who knows Heritage Oaks Trace?

Share a few details in the form on this page. Momentum Realty has 280+ agents and more than $3.5B in closed sales, and we'll connect you with one who knows Heritage Oaks Trace and the wider Fleming Island area.

Can Momentum Realty connect me with an agent for Heritage Oaks Trace?

Yes. Use the form on this page and we'll introduce you to a local specialist who can guide your Heritage Oaks Trace purchase or sale - no call center and no pressure.

The Verdict

Should you buy in Heritage Oaks Trace?

An honest fit check. We will tell you when it is not your community.

Buyers who want full Fleming Island Plantation amenity access at an accessible priceExcellent fit

Buyers who value the Fleming Island school chain and a very light village HOAExcellent fit

Buyers who want consistent, single-builder Richmond American homesExcellent fit

Buyers comfortable with an open, built-out village and thin resale inventoryExcellent fit

Buyers who will confirm the full fee stack, the CDD, and the lot position in writingExcellent fit

Buyers who want a separately gated village with its own front gateProbably not

Buyers who want a private community clubhouse and pool of their ownProbably not

Buyers who want new construction rather than a mid-2000s resaleProbably not

Buyers who need a large inventory and deep price history to choose fromProbably not

Buyers who would confuse it with Heritage Oaks in St. Johns or at Julington Creek PlantationProbably not

Get the inside read on Heritage Oaks Trace

Whether you are buying a renovation project, comparing the lots and views, weighing the optional club, or selling your Heritage Oaks Trace home, tell us what you need. Every inquiry comes straight to us. We represent you, not the seller, and what your agent is paid is negotiable and set in a written buyer agreement up front. No obligation, no spam, no high-pressure follow-up.

You are all set.

A Momentum Realty Heritage Oaks Trace specialist will reach out personally, usually the same day.

Thinking about hiring an agent here? How to find the best real estate agent in Heritage Oaks Trace - what to look for, questions to ask, and your local expert.

Heritage Oaks Trace median home price history from 2012 to 2026, chart by Momentum Realty — Median sale price in Heritage Oaks Trace, Florida by year (2012 to 2026). Source: Momentum Realty.

Photography on this page is sourced from active and recently sold MLS listings in this community and remains the property of the listing brokerage and/or photographer. Source: Data provided by realMLS.

Heritage Oaks Trace

The 60-Second Overview

Who Heritage Oaks Trace is best for.

Best for

Probably not for

How Heritage Oaks Trace is performing right now

Heritage Oaks Trace on the map.

The Club & Membership

How far is everything?

Nearby Communities

Schools

Thunderbolt Elementary School

Green Cove Springs Junior High School

Fleming Island High School

St. Johns Country Day School

Recent Developments in Heritage Oaks Trace

Full Plantation amenity access via the CDD

Fleming Island school-chain desirability

Mid-2000s vintage and thin resale inventory

The Heritage Oaks Trace buying strategy.

The full read, only if you want it.

The Homes

Costs & Fees

Amenities

Location

Where Heritage Oaks Trace wins

Where it gives ground

What your money buys in Heritage Oaks Trace.

What ~$900K buys here.

Renovation & Resale Intelligence

The renovation premium.

The lot premium.

How well Heritage Oaks Trace holds value.

5 Mistakes Buyers Make in Heritage Oaks Trace

Calling the listing agent

Misjudging the renovation math

Overpaying for an interior lot

Ignoring the club decision

Skipping the systems check

Momentum Buy Score.

Why our read on Heritage Oaks Trace is different.

Which Lots & Views Hold Value Best

Heritage Oaks Trace in 15 seconds.

The Fee Stack: HOA, Sub-HOA & CDD

Tools for a Heritage Oaks Trace buy.

Price it to the full Plantation amenity access, the school chain, and the lot position, not the tiny village HOA line.

In Heritage Oaks Trace, condition and view decide your number

What is your Heritage Oaks Trace home worth?

Price History: What Homes Here Have Actually Sold For

The real cost & risk here

Heritage Oaks Trace Market Scorecard

Frequently Asked Questions

Should you buy in Heritage Oaks Trace?

Get the inside read on Heritage Oaks Trace

You are all set.

Need to sell fast in Duval County?

You just read the data. Now see what your home is worth.