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West Shores in Fleming Island

West Shores
Homes for Sale in Fleming Island, FL

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Community in Fleming Island · Clay County · ZIP 32003
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Talk to a West Shores Expert

True comps, carrying-cost math, and listings before the portals.

Built fromLive realMLS data22 years of closingsUpdated twice daily
Live · West Shores Housing Pulse realMLS + public records Analysis by Momentum Realty · $3.5B+ sold · 10,000+ customers served · Top 1% in Florida (RealTrends)
Tempo
100%
Under contract
Clay: 29% (481 of 1,684)
0 · 1
For sale · pending
live counts, refreshed twice daily
2
Sold · last 12 mo
10-yr average: about 2 a year
The Area Market

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).

ZIP and county figures describe the wider market, not West Shores specifically. Momentum Research analysis of MLS records.

Schools

In short
  • 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 Strategy

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.

1

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.

2

Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.

3

Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.

4

Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.

5

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.

“

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.

Jon Brooks · Founder, Momentum Realty

HOA, CDD & Fees

In short
  • 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.

Run Your Numbers

Tools for a West Shores buy.

Free calculators to pressure-test the real cost before you tour.

Mortgage paymentPrincipal, interest, taxes, and insurance on a specific price.Property taxClay County millage and the homestead picture.Rent vs buyThe breakeven on owning in West Shores.Save Our HomesProject your homestead tax cap over time.
The takeaway

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.

Selling in West Shores

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 homes for sale in West Shores on the map →

Real comps, not an automated estimate.

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.

$2,942/mo
St. Johns County typical true cost to own
$115/mo
St. Johns County typical home insurance
Check CDD
Confirm 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.

West Shores Market Scorecard

No active listings

West Shores is currently a no active listings market. Limited supply, a median asking price of n/a.

n/a
Months supply
n/a
Median list
$962,500
Median sold
n/a
Per sqft
n/a
Days on mkt
0/0/2
Active/Pend/Sold

Typical home value in the 32003 ZIP is $444,116, about 25.2% 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

What schools serve West Shores?
West Shores is served by Clay County Public Schools, typically Fleming Island Elementary School (or Thunderbolt Elementary; confirm by address), Clay County junior high serving the area (confirm assignment by address) and Fleming Island High School. Confirm the exact zoning by address with the district.
Who is the best real estate agent for West Shores?
The best agent for West Shores is one who actively works Fleming Island and knows the community's pricing, fees, and current inventory. Tell us what you're looking for in the form on this page and Momentum Realty will match you with a local specialist for West Shores.
How do I find a top Fleming Island real estate agent who knows West Shores?
Share a few details in the form on this page. Momentum Realty has 320+ agents and more than $3.5B in closed sales, and we'll connect you with one who knows West Shores and the wider Fleming Island area.
Can Momentum Realty connect me with an agent for West Shores?
Yes. Use the form on this page and we'll introduce you to a local specialist who can guide your West Shores purchase or sale - no call center and no pressure.

Nearby Communities

Explore more neighborhoods near West Shores with Momentum Realty’s local guides.

CCChristopher Cove Fleming Island0.3 mi awayIsland Forest Fleming Island0.5 mi awayHarvest Bend Fleming Island0.5 mi awayFOFleming Oaks Fleming Island0.5 mi awayWFWeston Fleming Island0.8 mi awayHPHibernia Plantation Fleming Island0.8 mi awayHibernia Oaks Fleming Island0.9 mi awayCPCarrington Place Fleming Island1.0 mi away

Browse all neighborhood guides →

Data sources & freshness

Live listingsrealMLS, refreshed twice daily (last: August 10, 2026)
Under-contract sharesrealMLS records, as of 2026-08-10
Schools2025-26 district assignments + FLDOE school grades; verify with the district
Historical depthClosed-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 sells for 1.25% above the realMLS member average and 8 days faster, and we’ll price yours against live your area comps.

Looking to buy here? Search homes for sale →

What’s your home worth in your area?

A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.

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CallFree valuation →
Thinking of selling in West Shores? 2 recorded closings (window ending 2026-08-10). See the Clay County sell-now-or-wait data, what made 201,552 Florida listings fail in the last 12 months, or compare a cash offer vs. listing. Compiled from MLS records; deemed reliable but not guaranteed.
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