River Oaks Plantation
Homes for Sale in St. Johns, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo courtesy of STA SUNRISE REALTY · via realMLS
River Oaks Plantation is pricing on scarcity right now. The median sale sits at $686,500, or about $240 per square foot, and homes are averaging just 17 days on market before going under contract. A market-heat score of 68 tells the same story from a different angle: this is a fast-moving, seller-leaning pocket of St. Johns.
What stands out most is the inventory picture: zero active listings as of this snapshot, against 10 closings behind it. There is essentially nothing on the shelf for a buyer to walk through today. For a seller, that is about as clean a setup as this market offers. For a buyer, it means the plan has to be to move the moment something lists, not to shop a list of options.
Figures in this note are as of July 14, 2026. The live market numbers elsewhere on this page update nightly and are newer.
River Oaks Plantation right now
🔴 Seller-leaning market. 1.1 months of supply and 50% of the inventory already under contract give sellers the pressure advantage.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of realMLS records, as of October 18, 2026. Confidence: Medium (2 active and pending listings, 11 closed sales in 12 months).
🟢 Still climbing. The trailing-12-month median ($678K) is up 8.1% from the prior 12 months ($627K) and up 54% since 2012. With about a dozen 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 18. Confidence: Low (11 and 4 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 18, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
River Oaks Plantation market snapshot (as of October 18, 2026): the median sale price is about $678K ($248 per sq ft over the trailing 12 months of closed sales), a median 14 days on market for closed sales, and 1.1 months of supply, a seller-leaning market. The trailing-12-month median is up 8% from the prior 12 months and up 54% since 2012, computed from record-level realMLS closed sales (11 closings in the current window).
River Oaks Plantation is a community of 135 homes in St. Johns, St. Johns County, built between 1994 and 2005 (median 1998.0), with a median living area of about 3,380 square feet. 88% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
River Oaks Plantation, in St. Johns County, is currently a community with no active inventory and a recent closing pace that points to steady, quiet turnover rather than a flood of new supply.
The setting & the homes.
Aerial and on-site photos of River Oaks Plantation. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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River Oaks PlantationPhotos from realMLS listings in River Oaks Plantation; content deemed reliable but not guaranteed.
Who River Oaks Plantation is best for.
Best for
- A buyer with a flexible timeline who can move quickly when a home finally lists.
- A seller weighing timing, since zero active competition is a strong position to list into.
- A buyer comfortable paying near the $686,500 median rather than hunting for a discount.
Probably not for
- A buyer who wants to tour multiple active listings before committing to one.
- Someone on a hard, near-term move-in deadline given there is currently nothing on the market.
- A buyer expecting to negotiate hard in a market with a 68 heat score and 17-day median days-on-market.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending October 18 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($678K) IS the median in the snapshot above, and the move from 2025 ($627K) IS the +8.1% one-year change.
Windows contain 4 to 15 sales each (11 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.
35% of homes for sale in ZIP 32223 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 (2026-10-18).
River Oaks Plantation Market Scorecard
River Oaks Plantation is currently a seller-leaning market. About 1.1 months of supply, a median asking price of $729,900, and homes go under contract in about 34 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Housing distress & ownership in River Oaks Plantation, St. Johns
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.
Homes For Sale Right Now in River Oaks Plantation
Live MLS inventory for River Oaks Plantation. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending River Oaks Plantation listings as of 2026-10-18, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
River Oaks Plantation on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from realMLS. Map data © OpenStreetMap contributors.
Life at River Oaks Plantation
- Clubhouse · reported on 11 of 11 listings
- Basketball Court · reported on 10 of 11 listings
- Fitness Center · reported on 10 of 11 listings
- Tennis Court(s) · reported on 9 of 11 listings
- Pool · reported on 9 of 11 listings
- Playground · reported on 8 of 11 listings
- Jogging Path · reported on 6 of 11 listings
- Children's Pool · reported on 5 of 11 listings
- Park · reported on 4 of 11 listings
- Barbecue · reported on 3 of 11 listings
- Pickleball · reported on 2 of 11 listings
- Management - Off Site · reported on 2 of 11 listings
Community amenities as reported across realMLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
How far is everything?
Everyday stops around River Oaks Plantation are close: the nearest groceries is about 5 minutes away.
- Walmart Neighborhood Market · Groceries5 min
- Bella Vista Italian Restaurant · Dining5 min
- Julington Village · Shopping5 min
- Starbucks · Coffee6 min
- Julington Creek Plantation Park · Parks7 min
- Analisis · Health13 min
Approximate drive times via Mapbox Search + Directions, 2026-07-03. Verify for a specific address.
Schools
- St. Johns County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Cunningham Creek Elementary (St. Johns, Fruit Cove zone, verify by address)FLDOE grade A · Public PreK-5
- Fruit Cove Middle School (St. Johns, verify by address)FLDOE grade A · Public 6-8
- Bartram Trail High School (St. Johns, verify by address)FLDOE grade A · Public 9-12
Grades are official Florida Department of Education school grades for 2025-26. Assignments are reported as of the 2025-26 year and can change; always confirm with St. Johns County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any River Oaks Plantation address.
Recent Developments in River Oaks Plantation
Development, infrastructure, retail, and school activity affecting River Oaks Plantation, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- September 2026Infrastructure
County Road 220 widening and Little Black Creek bridge replacement open to traffic in Clay County
The project finished ahead of schedule, with a new four-lane bridge over Little Black Creek replacing a 1947 structure. Phase 1 began in December 2024 with intersection improvements at Rideout Ferry Road, and Phase 2 began in January 2025. Officials say it should ease traffic along the corridor.
What it may mean for the marketA four-lane CR 220 corridor improves commute capacity for Fleming Island and Middleburg area drivers. The site is about 6 miles southeast of River Oaks Plantation.
Source: News4JAX - September 2026Development
UF Health Durbin Park 99-bed hospital opens in northern St. Johns County; Baptist Silverleaf adds emergency department
UF Health Durbin Park, a 99-bed hospital with a 24-hour emergency department on 42.5 acres, held its ribbon-cutting and opens the following week. Baptist Health's Silverleaf campus, about 10 miles south, is adding an emergency department, and AdventHealth and Acadia Health have also opened facilities near I-95. The county's population has grown more than 25% since 2020.
What it may mean for the marketNew hospital and emergency capacity shortens drive times to emergency care and adds healthcare jobs in northern St. Johns County. The project is about 19 miles east of River Oaks Plantation, elsewhere in St. Johns County.
Source: Jacksonville Today - August 2026Schools
St. Johns County school board moves ahead with design of SilverLeaf-area high school costing about $100 million
The board approved moving forward with design and architecture for a high school on Parcel 38, with cost estimated at roughly $100 million and possibly up to $120 million as design progresses. Construction is expected to take about three years. A board workshop on full project scope is being prepared.
What it may mean for the marketA new high school in the SilverLeaf area would add school capacity for the fast-growing northwest part of the county. The project is about 18 miles southeast of River Oaks Plantation, elsewhere in St. Johns County.
Source: News4JAX - 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 4 miles northwest of River Oaks Plantation.
Source: Jax Daily Record - June 2026Infrastructure
First Coast Expressway advances as an economic-development corridor across Clay and St. Johns
The First Coast Expressway (State Road 23), a tolled beltway looping around the west and south of the Jacksonville metro, continued to open land for development along its corridor, with the final St. Johns County phase from Interstate 95 to east of County Road 2209 in progress. FDOT held a St. Johns County open house on the final phase in January 2026.
What it may mean for the marketNew limited-access highway capacity shortens commutes and opens adjacent land, changes that have historically shaped where new communities and demand concentrate. The site is about 12 miles southeast of River Oaks Plantation.
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 4 miles northwest of River Oaks Plantation.
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.
The River Oaks Plantation buying strategy.
If we were buying in River Oaks Plantation 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.
Come strong and clean. Homes here move, so lead with your best terms and financing ready rather than a low anchor.
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 River Oaks Plantation.
A market with nothing on the shelf
The math here is straightforward. Ten closings behind the current snapshot and zero active listings means every home that comes up gets absorbed before it has a chance to sit. A 17-day median days-on-market confirms it — that is a fast clearing time by any standard, and it lines up with a heat score of 68.
Price has been climbing steadily rather than spiking. The median is up 1% year over year, but up 96% since 2012, which points to a long, compounding run rather than a recent run-up. At $240 per square foot, the per-foot economics are consistent with a community where buyers are paying for location and low turnover as much as square footage.
The location and the amenities are priced into every listing in River Oaks Plantation. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in River Oaks Plantation buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 5 factors (7.7). Basis: Long-Term Appreciation +54% since 2012; Recent Direction +8.1% year-over-year; Liquidity & Demand 1.1 months of supply; Owner Commitment 88% owner-occupied; Pricing Power 96.2% sale-to-list. Refreshed with each data update.
Why work with Momentum here
With zero active listings, the work in River Oaks Plantation happens before a home ever hits the MLS. Momentum tracks closings and pricing trends here so that when something does list, our clients are ready with a number grounded in the actual $686,500 median and the recent $240 per-square-foot pace, not a guess.
River Oaks Plantation in 15 seconds.
HOA, CDD & Fees
- No CDD
- HOA reported ~$700/year
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Page states no CDD.
Flood & Insurance Context
Of 11 sampled listing addresses in this community: 73% outside the FEMA Special Flood Hazard Area (Zone X/B/C); 27% in an A-series Special Flood Hazard Area zone.
Address-sampled; individual parcels vary - verify any specific address at msc.fema.gov. Check any address at FEMA's Flood Map Service Center, and see average home-insurance costs by Florida county.
Source: FEMA National Flood Hazard Layer, address-level lookups (n=11) · as of 2026-10
Tools for a River Oaks Plantation 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 River Oaks Plantation sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in River Oaks Plantation, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your River Oaks Plantation home worth?
Get a no-obligation home value based on real comparable sales in River Oaks Plantation, 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 River Oaks Plantation on the map →
Ask an agent about River Oaks Plantation
Have a question about the homes, fees, rules or commute here? A Momentum agent who works River Oaks Plantation will answer, and the answer is published on this page for the next buyer.
Frequently Asked Questions
What is the median home price in River Oaks Plantation?
How long do homes in River Oaks Plantation take to sell?
Is River Oaks Plantation a buyer's or seller's market right now?
How many homes are in River Oaks Plantation?
What share of River Oaks Plantation is owner-occupied?
When were the homes in River Oaks Plantation built?
Have River Oaks Plantation home prices gone up?
What schools serve River Oaks Plantation?
Who is the best real estate agent for River Oaks Plantation?
How do I find a top St. Johns real estate agent who knows River Oaks Plantation?
Can Momentum Realty connect me with an agent for River Oaks Plantation?
Should you buy in River Oaks Plantation?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near River Oaks Plantation with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: October 18, 2026) |
| Community market stats | realMLS closed sales, 12-month windows ending October 18, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (4 streets, ZIP 32223/32259)) |
| Under-contract shares | realMLS records, as of 2026-10-18 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2001 (231 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?
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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 sells for 1.25% above the realMLS member average and 8 days faster, and we’ll price yours against live local comps.
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