Pinegate
Homes for Sale in Fleming Island, FL
True comps, carrying-cost math, and listings before the portals.
Photo via realMLS
As of October 2026, the MLS records 20 closed sales in Pinegate in Fleming Island, FL since 2001, the most recent in August 2026. Across Fleming Island as a whole, 271 homes closed in the last 12 months at a median of $460,000, 30 median days on market, with 57 homes for sale today. At that median and Clay County's FY2025-26 rate of 15.05 mills, annual property tax runs about $6,920 ($6,330 with the full homestead exemption).
Pinegate is not a single-vintage subdivision. With homes built anywhere from 1955 to 2023 and a median year built of 1986, price here is driven less by a uniform product and more by condition, updates, and how much of a home's original bones have been reworked. Two houses of similar size can sit far apart on price depending on what's been done to them.
The homestead share sits at 75%, which points to a stock held largely by long-term owners rather than churned by investors. That tends to keep listing volume modest and rewards sellers who prep and price to condition. Buyers should expect to underwrite each home on its own merits and be ready to move on the ones that show well.
The 60-Second Overview
Pinegate is a Fleming Island pocket in Clay County spanning roughly seven decades of construction, so what you're really buying is a specific house and its condition, not a cookie-cutter floor plan.
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 Pinegate is best for.
Best for
- Buyers comfortable evaluating an older home and budgeting for updates
- Owner-occupants seeking a mid-size home in an established Clay County location
- Value-minded buyers willing to trade turnkey finish for a renovation opportunity
Probably not for
- Buyers who want only new construction with current finishes
- Investors looking for high listing turnover and quick flips
- Buyers unwilling to underwrite roof, mechanical, and system age case by case
The market around Pinegate
Pinegate is too small for its own price trend, so here is the market around it.
In ZIP 32003, 161 homes are on the market and 31% are under contract — a fast-moving corner of Fleming Island.
Across Clay County, 1,290 homes are active and 439 pending (25% under contract).
ZIP and county figures describe the wider market, not Pinegate specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in Pinegate, 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 Pinegate buying strategy.
If we were buying in Pinegate 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 Pinegate.
A mixed-vintage pocket where condition sets the number
With 114 homes and a build range stretching from 1955 to 2023, Pinegate reads as an established area that has filled in over time. The median living area of about 1,824 square feet suggests a practical, mid-size footprint rather than sprawling or starter-scale housing, but the wide age range means updates and systems vary house to house.
For anyone comparing homes here, the useful work is in the details: roof and mechanical age, whether an older home has been renovated, and how a newer build is finished. The spread in price will track those factors far more than the neighborhood label, so a careful walkthrough matters more than a headline number.
The location and the amenities are priced into every listing in Pinegate. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a pocket this varied, the value is in reading each home correctly rather than leaning on an area average. We work the condition-versus-price question directly, so sellers position to their home's true strengths and buyers don't overpay for cosmetics or underestimate what an older house will need.
Pinegate 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 Pinegate 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 Pinegate sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Pinegate, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Pinegate home worth?
Get a no-obligation home value based on real comparable sales in Pinegate, 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 Pinegate on the map →
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.
Frequently Asked Questions
How many homes are in Pinegate?
What share of Pinegate is owner-occupied?
When were the homes in Pinegate built?
Who is the best real estate agent for Pinegate?
How do I find a top Fleming Island real estate agent who knows Pinegate?
Can Momentum Realty connect me with an agent for Pinegate?
Should you buy in Pinegate?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: October 1, 2026) |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (3 streets, ZIP 32003/32073)) |
| Under-contract shares | realMLS records, as of 2026-10-01 |
| Historical depth | Closed-sale records back to 2001 (20 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 local comps.
Looking to buy here? Search homes for sale →
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See how Pinegate fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
Explore more neighborhoods near Pinegate Homes for Sale in Fleming Island, FL with Momentum Realty’s local guides.
