Clay County · Fleming Island (unincorporated CDP) · 32003

Fleming Island

Fleming Island is an unincorporated Clay County community on a peninsula bounded by the St. Johns River to the east, Doctors Lake to the north/west, and Black Creek to the south, immediately south of the Town of Orange Park along US 17. Development began in 1992 and the housing is overwhelmingly 1990s-2000s master-planned subdivisions, anchored by Eagle Harbor (approx. 2,500 homes, golf community north of CR 220) and Fleming Island Plantation (2,129 acres approved 1998, roughly 3,790 homes). County Road 220 is the retail spine; the 32003 ZIP was renamed Fleming Island in 2004.

Median sale

$427,000

as of 2025-11

CDD

Yes

Roughly $500-$2,000 depending on community and whether the bond portion has been retired; Eagle Harbor operations portion reported at about $523/yr/yr typical

School district

Clay County District Schools

Find zoned schools ↗

To downtown

35 min

typical off-peak

Housing stock

Predominantly single-family detached homes built 1992-2010, concrete-block and frame on 0.15-0.5 acre lots in Eagle Harbor, Fleming Island Plantation, Pace Island, Margaret's Walk, and Hibernia; townhome/condo pockets inside the large CDD communities; older 1970s-80s riverfront and lakefront homes on larger lots along Doctors Lake Drive, Hibernia, and the St. Johns River bluff. No historic district.

Flood zones

Interior subdivision lots are largely Zone X; parcels fronting Doctors Lake, the St. Johns River, Black Creek and their feeder creeks are mapped A/AE and are identified by Clay County as subject to hurricane storm surge. FEMA is revising Clay County's FIRMs with an anticipated effective date of spring 2027, so some parcels will change zone status; buyers should check both the current and preliminary panels. The Clay County Planning and Zoning Division provides SFHA determinations for unincorporated parcels. Sources: https://www.claycountygov.com/government/planning-and-zoning/flood-fema-info ; https://www.claycountygov.com/community/flood-zone-changes ; https://msc.fema.gov

Insurance factors

Inland of the wind-borne debris region, so wind premiums are lower than the coast, but 1990s-2000s roofs are now 15-30 years old, which triggers Citizens' roof-condition inspection (over 15 years) and the ~25-year shingle cap for new policies; many sellers replace roofs before listing. Few high-rise condos, so milestone/SIRS rules apply only to the limited 3+ story condo buildings. Waterfront homes on Doctors Lake/St. Johns may need separate flood policies (NFIP or private) if in AE. Sources: https://shieldlineroofing.com/citizens-insurance-roof-requirements-florida/ ; https://www.falkehoa.com/florida-milestone-inspections-sirs-2025-2026/

CDD and HOA

The Crossings at Fleming Island CDD (Eagle Harbor; funds golf course, clubhouse, pools, tennis, parks, lakes; district manager Steve Andersen, 904-509-6445) and Fleming Island Plantation CDD (approx. 1,580 acres; parks, landscaping, irrigation, Amenity Center). Assessments appear on the Clay County tax bill; bond portions in some Eagle Harbor phases have been paid off. Sources: https://thecrossingsatflemingislandcdd.com/cdd-info ; https://fipcdd.com/cdd-info/ ; https://activerain.com/blogsview/1849888/eagle-harbor-cdd-information---when-will-my-eagle-harbor-home-cdd-be-paid-

Nearly universal in the master-planned subdivisions (sub-association HOAs layered on the CDD); older riverfront streets typically have no HOA.

Short-term rentals

Clay County publishes vacation-rental guidance but no county-specific STR registration ordinance was located; operators must hold a Florida DBPR vacation rental license and remit Clay County Tourist Development Tax plus state sales tax. HOA/CDD covenants in Eagle Harbor and Fleming Island Plantation may separately restrict rentals. Source: https://www.claycountygov.com/business/tourism/vacation-rentals

Getting around

US 17 is the sole north-south arterial; CR 220 runs east-west to Blanding Blvd (SR 21). Access to Jacksonville is via US 17 through Orange Park to I-295/Buckman Bridge (a major chokepoint) or via the Shands Bridge (SR 16) to St. Johns County; the First Coast Expressway (SR 23) is under construction with a new four-lane St. Johns River bridge replacing the Shands Bridge, expected 2030-2031. JTA Clay Community Transportation Blue Line serves Fleming Island between NAS Jacksonville and Green Cove Springs, weekdays 6 a.m.-7 p.m., $1 fare. Sources: https://www.jtafla.com/transit-services/fixed-route-bus-service/regional-services/clay-community-transportation/ ; https://nflroads.com/ProjectDetails?p=5136

Before you make an offer here

Is the CDD bond portion paid off for this specific phase, and what is the remaining operations & maintenance assessment on the tax bill.
Roof age relative to Citizens' 15-year inspection and 25-year shingle limits, given 1990s-2000s build dates.
Current vs. preliminary FEMA flood zone, especially on Doctors Lake, Black Creek, and river-adjacent lots (new maps effective ~2027).
Whether the lot is on well/septic or county utilities (older Hibernia/riverfront parcels).
Expected traffic impact of First Coast Expressway construction and Buckman Bridge commute patterns.

Sources

Updated 2026-08-25. Facts change — verify anything material before you rely on it.