River Passage
Homes for Sale in Fleming Island, FL
True comps, carrying-cost math, and listings before the portals.
River Passage is a small, tightly held pocket of Fleming Island — just 35 homes total, and right now there isn't a single active listing on the MLS. With only 2 closings in the current window, price here gets set by whichever seller happens to be motivated at the time, not by a deep pool of comparable inventory to shop against.
The housing stock itself is older and fairly consistent: homes span 1972 to 2004, with a median build year of 1992 and a typical size of 2,444 square feet. With 82.9% of homes carrying a homestead exemption, this reads as a community of long-term owners rather than a churn-heavy resale pocket — which is a big part of why so little comes up for sale.
The 60-Second Overview
River Passage is a small, low-turnover pocket of Fleming Island — 35 homes total, none of them active on the MLS right now — where a median build year of 1992 and 2,444-square-foot median size point to an established, settled housing stock rather than new construction.
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.
The setting & the homes.
Aerial and on-site photos of River Passage. Swipe to explore the community.
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River PassagePhotos from realMLS listings in River Passage; content deemed reliable but not guaranteed.
Who River Passage is best for.
Best for
- A buyer who has picked River Passage specifically and is willing to wait out a thin, 35-home market for the right listing to surface.
- Someone comfortable buying an established home (median build year 1992) rather than new construction.
- A buyer prioritizing long-term hold over resale flexibility, in step with a community where 82.9% of owners hold a homestead exemption.
Probably not for
- A buyer on a hard closing deadline — there are 0 active listings to choose from right now.
- Someone who wants a documented amenity package; current MLS records don't identify community amenities here.
- A buyer who wants a wide set of comparables to negotiate against — with only 2 closings in the current window, there's little to benchmark price on.
The market around River Passage
River Passage is too small for its own price trend, so here is the market around it.
In ZIP 32003, 145 homes are on the market and 36% are under contract — a fast-moving corner of Fleming Island.
Across Clay County, 1,172 homes are active and 480 pending (29% under contract).
ZIP and county figures describe the wider market, not River Passage specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in River Passage, 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.
How far is everything?
Everyday stops around River Passage are close: the nearest groceries is about 4 minutes away.
- Publix · Groceries4 min
- Hibernia Pavilion · Shopping4 min
- Corky Bell's Seafood & Steaks · Dining5 min
- Black Creek Park and Trail · Parks6 min
- Wolfson Children's Specialty Center · Health6 min
- Starbucks · Coffee6 min
Approximate drive times via Mapbox Search + Directions, 2026-07-03. Verify for a specific address.
Schools
- Clay County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Thunderbolt ElementaryFLDOE grade A · Public elementary
- Green Cove Springs Junior HighFLDOE grade A · Public middle
- Fleming Island High SchoolFLDOE grade A · Public high
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 Clay County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any River Passage address.
Recent Developments in River Passage
Development, infrastructure, retail, and school activity affecting River Passage, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- July 2026Development
Culinary Institute of America selects Jacksonville for Southeast campus
News4Jax reported that the Culinary Institute of America chose downtown Jacksonville for its Southeast hub, to be located at 330 E. Bay Street on the Northbank riverfront. The campus would anchor a $160.5 million hotel and convention center development. The city previously approved up to $35 million in incentives, and the Downtown Investment Authority is finalizing agreements on design and property details.
What it may mean for the marketAnchors a major downtown riverfront redevelopment that pairs an educational campus with hotel and convention space, adding institutional and commercial investment to the urban core alongside Riverfront Plaza and Pearl Square. The site is about 2 miles southeast of River Passage.
Source: News4Jax - June 2026Builder Activity
Hyland Trail to bring over 3,000 homes to Lake Asbury in Clay County
News4Jax reported that Hyland Trail, along with the related Edenbrooke and The Glens communities, will bring more than 3,000 new homes to the Lake Asbury area of Clay County. Homes are being built by Dream Finders, Pulte and Lennar, with a Lodge amenity center featuring a beach-entry pool, splash zone, exercise facility and pickleball courts. Edenbrooke includes an age-restricted, low-maintenance home section.
What it may mean for the marketAdds a large volume of new single-family housing supply and a private amenity center to the Lake Asbury area, expanding for-sale inventory across a range of home sizes and price points. The project is about 22 miles south of River Passage, elsewhere in Clay County.
Source: News4Jax - 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 project is about 21 miles south of River Passage, elsewhere in Clay County.
Source: Jax Daily Record - February 2026Infrastructure
JAXPORT details $250M Blount Island modernization and record cargo in 2026 State of the Ports
At its February 2026 State of the Ports address, JAXPORT outlined a $250 million modernization of Blount Island's container and vehicle-handling capabilities and reported record fiscal-2025 cargo volumes. The port also said an air-draft expansion to accommodate larger ships is on track to finish by the end of 2026.
What it may mean for the marketContinued heavy investment in the Blount Island port complex anchors long-term industrial employment on the northeast side, a structural demand driver for the surrounding area. The site is about 10 miles east of River Passage.
Source: News4Jax
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 Passage buying strategy.
If we were buying in River Passage 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 River Passage.
A small pocket, rarely for sale
With only 35 homes in the community and a build range stretching from 1972 to 2004, River Passage isn't a subdivision that turns over in waves — it's a fixed, finite set of properties. The median build year of 1992 and median living area of 2,444 square feet describe homes that are established and mid-sized, not part of a recent development phase.
The 82.9% homestead share is the number that explains the rest: most owners here live in the home as their primary residence, which tends to mean longer hold periods and fewer opportunistic listings. Current MLS records don't surface any identified community amenities for River Passage, so buyers should confirm directly with any specific listing what, if anything, is included rather than assuming.
The location and the amenities are priced into every listing in River Passage. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
When a community sits at 0 active listings and only 2 closings in the current window, there's no scroll-and-compare shortcut — you need someone tracking River Passage specifically, ready to move the moment something surfaces, and able to read a thin data set (35 homes, one build era) accurately instead of guessing at it.
River Passage in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA. Confirm current dues
- 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 River Passage 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 Passage sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in River Passage, 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 Passage home worth?
Get a no-obligation home value based on real comparable sales in River Passage, 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 Passage on the map →
Price History: What Homes Here Have Actually Sold For
Median sale prices in River Passage Fleming Island year by year since 2013, from closed MLS sales. Long-run history beats any single estimate: it shows what this community has actually done through rate cycles, not what a model guesses.
River Passage Market Scorecard
River Passage is currently a no active listings market. Limited supply, a median asking price of n/a.
Go deeper: 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
What schools serve River Passage?
Who is the best real estate agent for River Passage?
How do I find a top Fleming Island real estate agent who knows River Passage?
Can Momentum Realty connect me with an agent for River Passage?
Should you buy in River Passage?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near River Passage with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: August 21, 2026) |
| Under-contract shares | realMLS records, as of 2026-08-18 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2002 (32 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 River Passage fits the bigger picture — live prices, inventory, and Momentum Scores: