Rolands Way
Homes for Sale in Orange Park, FL
All 334 homes for sale in Orange Park, FL · median $330,000 · Clay County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of November 2026, the MLS records 7 closed sales in Rolands Way in Orange Park, FL since 2011, the most recent in September 2023. Across Orange Park as a whole, 932 homes closed in the last 12 months at a median of $320,000, 39 median days on market, with 303 homes for sale today. At that median and Clay County's FY2025-26 rate of 15.05 mills, annual property tax runs about $4,820 ($4,220 with the full homestead exemption).
In a smaller Orange Park pocket like Rolands Way, price is set less by a headline community amenity and more by the specific house: its condition, its updates, and how it shows against the handful of nearby comparables. That means the burden is on the buyer and seller to price to the actual home, not to a neighborhood average.
The practical posture is to treat every listing individually. Sellers should lean on recent, verifiable improvements to justify their number; buyers should be ready to move on a well-prepared home and to negotiate hard on one that needs work. Without a broad inventory to hide in, the details win here.
Figures in this note are as of July 12, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Nearby homes for sale
No active listings inside Rolands Way right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
Rolands Way sits in Orange Park, within Clay County on the west side of the greater Jacksonville area. It reads as a smaller residential pocket rather than a sprawling master-planned community, so the character comes from the immediate streets and the commuter access rather than from resort-style amenities.
realMLS (Northeast Florida) sales records identify 14 homes in Rolands Way that have changed hands since 2006, built between 2006 and 2011 (median 2006), with a median living area of about 3,068 sq ft and a typical 5-bedroom, 3.5-bath layout; 100% are single-family homes. Source: realMLS (Northeast Florida) closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
County records show 3 qualified sales in Rolands Way across 2024–2025 (2 in 2024, 1 in 2025), median $620,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
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 Rolands Way is best for.
Best for
- Commuters who specifically want a Clay County address with access into the Jacksonville metro
- Buyers comfortable evaluating each home individually on condition and updates
- Owner-occupants who value a smaller residential setting over a large amenitized development
Probably not for
- Buyers set on Duval County services and taxing jurisdiction
- Shoppers who want resort-style amenities and a deep, uniform inventory
- Buyers who need a wide range of nearly identical homes to price-shop against each other
The market around Rolands Way
Rolands Way is too small for its own price trend, so here is the market around it.
In ZIP 32003, 129 homes are on the market and 30% are under contract — a fast-moving corner of Orange Park.
Across Clay County, 1,279 homes are active and 403 pending (24% under contract).
In ZIP 32003 (Orange Park), 401 homes closed in the last 12 months at a median of $468K ($215/sq ft), down 0.3% year over year, with a median 32 days on market. Right now 74 active and 21 pending listings put supply at about 2.2 months — a healthy market. See the live ZIP 32003 housing market and the Clay County market.
ZIP and county figures describe the wider market, not Rolands Way specifically. Momentum Research analysis of MLS records.
Rolands Way by the numbers
From county property records and closed MLS sales for the Rolands Way subdivision: 14 homes on record; built 2006–2011; typical size about 3,034 heated sq ft; 4.5 bedrooms is the median. Housing mix: single-family 100%.
| Year | Recorded sales | Median price |
|---|---|---|
| 2006 | 7 | $479,654 |
| 2007 | 2 | $488,300 |
| 2018 | 1 | $430,000 |
| 2021 | 2 | $460,000 |
| 2022 | 1 | $572,900 |
| 2023 | 1 | $595,000 |
Newest recorded sale: $595,000 on 2023-09-15.
Recorded data as of 2026-09-12; counts cover addresses tagged to this subdivision in the public record, not every parcel. Not an appraisal.
The Rolands Way buying strategy.
If we were buying in Rolands Way 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 Rolands Way.
A west-side Clay County address
Orange Park's appeal is largely about position: it puts you in Clay County with reach into the Jacksonville metro, which matters for commute times, county services, and taxing jurisdiction. Buyers weighing Rolands Way against comparable Duval County options should look closely at what changes when you cross the county line, because that decision often drives the search more than the house itself.
Because this is a defined neighborhood rather than a large development, pricing here tends to be driven by the condition and updates of individual homes more than by a published price sheet. Expect a wider spread between a dated original interior and a fully renovated one, and plan to underwrite each listing on its own merits.
The location and the amenities are priced into every listing in Rolands Way. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
Rolands Way is exactly the kind of smaller Clay County pocket where local, listing-by-listing knowledge beats a spreadsheet. We work Orange Park directly, we know how Clay County factors into the buying decision versus neighboring Duval, and we will tell you plainly when a specific home is priced to its condition and when it is not.
Rolands Way in 15 seconds.
Tools for a Rolands Way 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 Rolands Way sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Rolands Way, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Rolands Way home worth?
Get a no-obligation home value based on real comparable sales in Rolands Way, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Housing distress & ownership in Rolands Way, Orange Park
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.
More Orange Park home searches
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- Orange Park home values: what is my house worth?
Orange Park guides & data
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- Best neighborhoods
- Flood zones
- Property taxes (Clay County)
- Homestead exemption (Clay County)
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Florida buyer guides
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- Florida property tax calculator
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- Florida flood insurance calculator
- Florida housing market map
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- Cheapest places to live in Florida
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Price History: What Homes Here Have Actually Sold For
Median sale prices in Rolands Way Orange Park year by year since 2018, 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.
Recent Developments in Rolands Way
Development, infrastructure, retail, and school activity affecting Rolands Way, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated November 2026.
- October 2026Schools
Clay school district says one-mill referendum renews, not raises, property tax
The Clay County school district says the referendum on the upcoming ballot renews the one-mill levy voters first approved in 2020 at the same rate. The money funds school law enforcement contracts and compensation to retain and attract teachers and support staff. A citizens' advisory committee reviews spending, and the district says non-renewal would leave a funding shortfall.
What it may mean for the marketThe outcome sets school operating funding and staffing support for Clay County without changing the current millage rate. The site is about 12 miles southeast of Rolands Way.
Source: Clay Today - 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 4 miles east of Rolands Way.
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 8 miles north of Rolands Way.
Source: Jax Daily Record - 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 6 miles southeast of Rolands Way, 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 site is about 9 miles southeast of Rolands Way.
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 8 miles north of Rolands Way.
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.
Frequently Asked Questions
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When were the homes in Rolands Way built?
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How far is Rolands Way from downtown Jacksonville and the beach?
Should you buy in Rolands Way?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Housing stock & ownership | Florida DOR assessment roll (street-list match (1 streets, ZIP 32003)) |
| Under-contract shares | realMLS records, as of 2026-11-12 |
| Historical depth | Closed-sale records back to 2011 (7 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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