West Shores
Homes for Sale in Fleming Island, FL
All 103 homes for sale in Fleming Island, FL · median $409,999 · 86 homes for sale in 32003 · Clay County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of November 2026, the MLS records 29 closed sales in West Shores in Fleming Island, FL since 2004, the most recent in June 2026. Across Fleming Island as a whole, 416 homes closed in the last 12 months at a median of $450,000, 27 median days on market, with 87 homes for sale today. At that median and Clay County's FY2025-26 rate of 15.05 mills, annual property tax runs about $6,770 ($6,180 with the full homestead exemption).
West Shores is a small, established pocket in Fleming Island, and as of August 2026 there is nothing active on the MLS here. With zero listings on the market, price is set less by what's for sale and more by whatever condition the next home to change hands happens to be in. There is no asking inventory to anchor a buyer's expectations, so a sale here tends to turn on the specifics of the individual property.
The posture right now is thin. Only two closings sit inside our window, and no active listings means a buyer should expect to wait for the right door to open rather than shop a shelf. For a seller, the flip side is real: list into an empty market and you are the only option in the community, which is a position worth using deliberately.
Figures in this note are as of October 26, 2026. The live market numbers elsewhere on this page update nightly and are newer.
The 60-Second Overview
West Shores is a compact Fleming Island neighborhood in Clay County that trades quietly, with no homes currently listed and only a couple of recent closings to read from.
realMLS (Northeast Florida) sales records identify 13 homes in West Shores that have changed hands since 2008, built between 1971 and 2010 (median 1987), with a median living area of about 2,053 sq ft and a typical 3-bedroom, 2-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.
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 West Shores. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
West Shores
West Shores
West ShoresPhotos from realMLS listings in West Shores; content deemed reliable but not guaranteed.
Who West Shores is best for.
Best for
- Buying to hold in a small, settled Fleming Island neighborhood
- Buyers who can stay patient and move quickly when a home lists
- Selling and wanting to be the only option in the community
Probably not for
- Needing to close on a fixed timeline with inventory available now
- Buyers who want multiple homes to compare before committing
- Prioritizing built-in community amenities, which none are identified here
The market around West Shores
West Shores 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 35% are under contract — a fast-moving corner of Fleming Island.
Across Clay County, 1,203 homes are active and 481 pending (29% under contract).
In ZIP 32003 (Fleming Island), 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 West Shores specifically. Momentum Research analysis of MLS records.
Schools
- Clay County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Fleming Island Elementary School (or Thunderbolt Elementary; confirm by address)FLDOE grade A · Public PK-6, Clay County, Fleming Island / Orange Park 32003
- Clay County junior high serving the area (confirm assignment by address) · Public 7-8, Clay County
- Fleming Island High SchoolFLDOE grade A · Public 9-12, Clay County, Orange Park 32003
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 West Shores address.
The West Shores buying strategy.
If we were buying in West Shores 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 West Shores.
A thin, condition-driven market
With no active listings and no community amenities identified from current MLS data, West Shores is a location play more than an amenity play. What you buy here is the house and the Fleming Island setting around it, so condition, lot, and layout carry the weight in any negotiation.
The low closing count over our window is not a quality signal; it is a volume signal. Small communities simply turn over infrequently, and a buyer who wants in should be patient and ready to move when a home surfaces, while a seller benefits from scarce competition but should price against actual comparable sales, not a crowded field that doesn't exist here.
The location and the amenities are priced into every listing in West Shores. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
A community this quiet rewards local knowledge over listing-site browsing. With nothing active and only a handful of recent closings to reason from, we track West Shores directly, flag homes as they come available, and price from real transactions rather than guesswork.
West Shores in 15 seconds.
Tools for a West Shores 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 West Shores sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in West Shores, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your West Shores home worth?
Get a no-obligation home value based on real comparable sales in West Shores, 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 West Shores
Homes in West Shores 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.
- 5950 W Shores Road · off market
- 6215 West Shores Road · off market
| Location | Fleming Island, Clay County, FL · ZIP 32003 |
|---|---|
| Amenities listed by sellers | Other |
| For sale right now | 0 active, 1 pending |
| Zoned public schools | Fleming Island Elementary School (or Thunderbolt Elementary; confirm by address) (A, FLDOE 2025-26); Clay County junior high serving the area (confirm assignment by address); Fleming Island High School (A, FLDOE 2025-26) |
Data as of August 10, 2026. Data provided by realMLS. Market figures describe homes, not residents. Cite as: Momentum Realty, “West Shores key facts,” movewithmomentum.com/neighborhoods/west-shores-fleming-island, data as of August 10, 2026.
Recently sold in West Shores Fleming Island
- 5950 W Shores Road · sold $575,000
- 6215 West Shores Road · sold $1,350,000
Closed sales from the MLS; each page shows the sold price, taxes and value history.
More Fleming Island home searches
- All homes for sale in Fleming Island, FL
- Homes for sale in Clay County, FL
- Fleming Island pool homes for sale
- Gated communities in Fleming Island
- 4-bedroom homes for sale in Fleming Island
- Fleming Island home values: what is my house worth?
Fleming Island guides & data
- Market data
- Cost of living
- Best neighborhoods
- Property taxes (Clay County)
- Homestead exemption (Clay County)
- Home insurance cost
- New construction
- New construction (Clay County)
Florida buyer guides
- Florida home insurance rates by county
- Florida property tax by county
- Florida property tax calculator
- What flood zone X means
- The 4-point inspection, explained
- Florida flood insurance calculator
- Florida housing market map
- Interactive housing market map (county, ZIP and community)
- Save Our Homes tax estimator
- How to stop a foreclosure in Florida
- Florida documentary stamp tax, explained
- Cheapest places to live in Florida
Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- W Shores Road (10 homes on record)
Email me new listings in West Shores
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about West Shores
Have a question about the homes, fees, rules or commute here? A Momentum agent who works West Shores will answer, and the answer is published on this page for the next buyer.
Price History: What Homes Here Have Actually Sold For
Median sale prices in West Shores Fleming Island year by year since 2012, 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.
The real cost & risk here
Before the list price, the Florida math the portals skip. These are St. Johns 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 · St. Johns 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.
Frequently Asked Questions
What schools serve West Shores?
Who is the best real estate agent for West Shores?
How do I find a top Fleming Island real estate agent who knows West Shores?
Can Momentum Realty connect me with an agent for West Shores?
Where is West Shores, and what county is it in?
Should you buy in West Shores?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: November 13, 2026) |
| Under-contract shares | realMLS records, as of 2026-08-10 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2004 (29 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 listings in Northeast Florida sold at 99.1% of final list price vs. 98.6% for the market, in a median 31 days vs. 41 (realMLS, 12 months to Nov 2026). A Momentum agent can price yours against live local comps.
Looking to buy here? Search homes for sale →
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See how West Shores fits the bigger picture — live prices, inventory, and Momentum Scores: