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 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.
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.
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 →
River Passage Market Scorecard
River Passage is currently a no active listings. Limited supply, a median asking price of n/a.
Typical home value in the 32003 ZIP is $442,502, about 25.5% below 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
How many homes are in River Passage?
What share of River Passage is owner-occupied?
When were the homes in River Passage built?
Do cash buyers compete in River Passage?
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: July 14, 2026) |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (4 streets, ZIP 32003/32073)) |
| Under-contract shares | realMLS records, as of 2026-07-12 |
| 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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