Sutton Oaks
Homes for Sale in Orange Park, FL
True comps, carrying-cost math, and listings before the portals.
As of September 2026, the MLS records 13 closed sales in Sutton Oaks in Orange Park, FL since 2002, the most recent in November 2019. Across Orange Park as a whole, 653 homes closed in the last 12 months at a median of $330,000, 40 median days on market, with 162 homes for sale today. At that median and Clay County's FY2025-26 rate of 15.05 mills, annual property tax runs about $4,970 ($4,370 with the full homestead exemption).
Sutton Oaks is a built-out pocket of Orange Park where the homes came up in a tight window, between 1996 and 2005, with the median build landing right at 2000. That means the stock is broadly consistent in vintage and layout, so price here is driven less by which street you're on and more by condition and how much updating a home has seen. A renovated interior sitting next to an original one will show a real gap, and that spread is where the negotiation happens.
With 211 homes and a homestead share just over half, this is a lived-in community rather than an investor churn. That tends to keep inventory measured. Sellers who have kept a home current can hold their line; buyers should expect to pay for turnkey and should budget for dated systems on anything that hasn't been touched since it was built. Read the condition, not the address.
The 60-Second Overview
Sutton Oaks is a compact, fully established Orange Park neighborhood in Clay County, with a median living area near 1,788 square feet — mid-sized homes of a single early-2000s generation rather than a mix of eras.
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 Sutton Oaks is best for.
Best for
- Buyers targeting a mid-sized, move-in-ready home who value predictable layouts over variety
- Value-minded buyers willing to update an original-condition home and capture the condition gap
- Owner-occupants planning to stay who want a settled, low-turnover neighborhood
Probably not for
- Buyers set on new construction or a broad range of home sizes and styles
- Shoppers unwilling to budget for aging roofs, HVAC, and water heaters on unrenovated homes
- Investors looking for high turnover and quick flips in a churning market
The market around Sutton Oaks
Sutton Oaks is too small for its own price trend, so here is the market around it.
In ZIP 32073, 197 homes are on the market and 27% are under contract — a steady corner of Orange Park.
Across Clay County, 1,221 homes are active and 475 pending (28% under contract).
ZIP and county figures describe the wider market, not Sutton Oaks specifically. Momentum Research analysis of MLS records.
Recent Developments in Sutton Oaks
Development, infrastructure, retail, and school activity affecting Sutton Oaks, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- 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 16 miles southwest of Sutton Oaks, 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 14 miles southwest of Sutton Oaks.
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 Sutton Oaks buying strategy.
If we were buying in Sutton Oaks 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 Sutton Oaks.
A single-vintage neighborhood, priced on condition
The defining fact about Sutton Oaks is its narrow age band. Everything was built between 1996 and 2005, and the median year built is 2000. When a community is this uniform in age, floor plans and lot patterns repeat, and the market prices homes off their upkeep rather than their era. Roofs, HVAC, and water heaters across the neighborhood are aging on a similar clock, so due diligence on mechanicals matters more here than in a mixed-age area.
At a median of roughly 1,788 square feet, these are practical mid-sized homes. The homestead share of about 52% signals a base of owner-occupants, which usually translates to steadier maintenance and slower turnover. For a buyer, that means less selection at any given moment; for a seller, it means a home shown in current condition stands out against the original-finish comps.
The location and the amenities are priced into every listing in Sutton Oaks. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a single-vintage neighborhood, the money is in reading condition against the median build year, and that's exactly what we do — line up the updated homes against the original ones, price the difference honestly, and tell you where a listing sits before you write or accept an offer. We know this Orange Park corner of Clay County and won't oversell it.
Sutton Oaks in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- 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 Sutton Oaks 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 Sutton Oaks sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Sutton Oaks, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Sutton Oaks home worth?
Get a no-obligation home value based on real comparable sales in Sutton Oaks, 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 Sutton Oaks on the map →
Should you buy in Sutton Oaks?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | realMLS records, as of 2026-08-30 |
| Historical depth | Closed-sale records back to 2002 (13 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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The real cost & risk here
Before the list price, the Florida math the portals skip. These are Clay County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Clay County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.