River Passage
Homes for Sale in Fleming Island, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of EXIT 1 STOP REALTY · via realMLS
As of October 2026, the MLS records 15 closed sales in River Passage in Fleming Island, FL since 2003, the most recent in June 2026. Across Fleming Island as a whole, 260 homes closed in the last 12 months at a median of $470,000, 28 median days on market, with 98 homes for sale today. At that median and Clay County's FY2025-26 rate of 15.05 mills, annual property tax runs about $7,070 ($6,480 with the full homestead exemption).
| Location | Fleming Island, Clay County, FL · ZIP 32003 |
|---|---|
| Homes in the community | 35 (FL DOR 2025 assessment roll) |
| Years built | 1972–2004 (median 1992) |
| Typical living area | 2,444 sq ft (median) |
| For sale right now | 0 active, 0 pending |
| Owner-occupied (homestead) share | 83% |
| Zoned public schools | Thunderbolt Elementary (A, FLDOE 2025-26); Green Cove Springs Junior High (A, FLDOE 2025-26); Fleming Island High School (A, FLDOE 2025-26) |
Data as of October 26, 2026. Data provided by realMLS; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “River Passage key facts,” movewithmomentum.com/neighborhoods/river-passage-fleming-island, data as of October 26, 2026.
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.
Figures in this note are as of July 15, 2026. The live market numbers elsewhere on this page update nightly and are newer.
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.
Swipe or use the arrows → tap any photo to enlarge
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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, 170 homes are on the market and 28% are under contract — a steady corner of Fleming Island.
Across Clay County, 1,409 homes are active and 452 pending (24% 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 October 2026.
- October 2026Retail & Dining
Council committee defers vote on incentives for Downtown Publix at 119 W. Beaver St.
The Finance Committee deferred a $49.65 million incentive package for Gateway Jax's $140.15 million high-rise anchored by a Publix at 119 W. Beaver St. The tower is planned with 259 apartments and about 400 parking spaces. The committee is scheduled to revisit the bill Nov. 4, the day after the Amendment 3 vote.
What it may mean for the marketThe timing of the first full-size grocery store in the Downtown core depends on the incentive vote, affecting nearby retail access. The site is about 1 mile southeast of River Passage.
Source: Jacksonville Today - September 2026Infrastructure
JEA advances about $690 million in infrastructure projects including Fulton Cut transmission line raise near JAXPORT
JEA is moving forward with three water reclamation projects (Blacks Ford in northwest St. Johns County, over $220 million; near Jacksonville International Airport, about $193 million; East Arlington, just under $165 million) and the $117 million Fulton Cut transmission line clearance over the St. Johns River near Blount Island. Fulton Cut, shared with JAXPORT and the city, is expected to finish in summer 2027 and all four projects by 2030.
What it may mean for the marketRaised power lines support larger ship access to port terminals, and new reclamation capacity supports growth in surrounding areas. The site is about 11 miles east of River Passage.
Source: News4JAX - September 2026Development
Gateway Jax seeks more than $70 million in city incentives for Riverfront Plaza tower and Hotel Merrydelle
Gateway Jax is requesting about $55.4 million in incentives for a 17-story, roughly $271.5 million Riverfront Plaza tower with 130 to 170 hotel rooms and 50 to 150 residences on Independent Drive. It also seeks a $15 million loan for the nearly $50 million renovation of the former Ambassador Hotel at 420 Julia Street. The Downtown Investment Authority board votes Sept. 16 and City Council has the final say.
What it may mean for the marketIf approved, the projects would add hotel rooms, residences and restaurants along the Downtown riverfront. The site is about 1 mile southeast of River Passage.
Source: Jacksonville Today - September 2026Development
Downtown review board approves concept for first new University of Florida graduate campus building in LaVilla
The Downtown Development Review Board voted 7-0 on Sept. 10 for a six to eight story, roughly 185,000 square foot academic building on a 2.34-acre site bounded by West Bay, Forsyth and North Lee streets. It is the first new building in a multiphase UF graduate and semiconductor institute campus estimated at $345 million. UF hopes to break ground in December, pending final design review and permitting.
What it may mean for the marketA large graduate campus adds education and technology jobs and daytime foot traffic to the western Downtown core. The site is less than a mile south of River Passage.
Source: Jacksonville Today - 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 - 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.
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 all homes for sale in Fleming Island →
Recently off market in River Passage
Homes in River Passage that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 2 on record.
- 5640 Starlight Lane · off market
- 5651 Welaka Court · off market
Recently sold in River Passage Fleming Island
- 5651 Welaka Court · sold $525,000
- 5640 Starlight Lane · sold $625,000
Closed sales from the MLS; each page shows the sold price, taxes and value history.
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.
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?
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: October 26, 2026) |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (4 streets, ZIP 32003)) |
| Under-contract shares | realMLS records, as of 2026-10-25 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2003 (15 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.
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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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See how River Passage fits the bigger picture — live prices, inventory, and Momentum Scores: