Green fairways and homes in the distance under a blue Florida sky, a familiar view in Orange Park and Oakleaf Plantation.

Clay County · Town of Orange Park · unincorporated Orange Park (Clay County) · Oakleaf Plantation · 32003 (portions) · 32065 · 32073

Orange Park / Oakleaf Plantation

The Town of Orange Park is an incorporated municipality on the west bank of the St. Johns River at the Clay/Duval line, with the Buckman Bridge (I-295) and US 17 as its links to Jacksonville; the surrounding unincorporated area along Blanding Blvd (SR 21), Kingsley Ave, and Wells Rd is postwar suburban development. Oakleaf Plantation is a 6,400-acre master-planned community begun about 2004 off Argyle Forest Blvd/Oakleaf Plantation Pkwy at the western edge of the Orange Park mailing area, governed by two CDDs (Double Branch on the east, Middle Village on the west) with roughly 96% of homes built after 1999.

Median sale

$358,000

as of 2026-04

CDD

Some

Approximately $1,600/yr reported for Double Branch CDD; Middle Village published in its annual budget/yr typical

School district

Clay County District Schools (Oakleaf lots in Duval: Duval County Public Schools)

Find zoned schools ↗

To downtown

25 min

typical off-peak

Housing stock

Town of Orange Park: early-1900s riverfront estates (Clarke House, NRHP) and 1950s-70s block ranches on Kingsley Ave/River Rd; unincorporated Orange Park: 1970s-90s subdivisions (Bellair, Ridgewood, Orange Park South, Loch Rane) on quarter-acre lots, plus 1980s-90s townhomes/condos along Wells Rd and Blanding. Oakleaf Plantation: 2004-2020s single-family homes on 40-80 ft lots, townhomes, and continuing new construction, with builder product from Lennar, DR Horton, Richmond American and others. No CDD in the older areas.

Flood zones

Most of the Blanding/Kingsley suburbs and Oakleaf are Zone X, with AE bands along Doctors Lake, the St. Johns River (Town of Orange Park riverfront), and the Black Creek/Big Branch/Double Branch creek systems that thread through Oakleaf; Clay County identifies the St. Johns, Doctors Lake and Black Creek as storm-surge exposed. Clay County's FEMA map update (anticipated effective spring 2027) may change zones on creek-adjacent lots. Oakleaf lots in Duval are on Jacksonville panels. 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 location outside the wind-borne debris region keeps wind premiums lower than coastal areas. The 1970s-90s Orange Park stock frequently has roofs, electrical panels (e.g., Federal Pacific/Zinsco), and polybutylene plumbing that show up on 4-point inspections; Citizens requires roof inspection for roofs over 15 years. Oakleaf's original 2004-2008 roofs are now approaching 20 years. Milestone/SIRS applies only to the few 3+ story condo buildings near Wells Rd/Kingsley. Sources: https://shieldlineroofing.com/citizens-insurance-roof-requirements-florida/ ; https://www.falkehoa.com/florida-milestone-inspections-sirs-2025-2026/

CDD and HOA

Oakleaf Plantation only: Double Branch CDD (Oakleaf East; pools, playgrounds, fitness, common landscaping) and Middle Village CDD (Oakleaf West, established 2003), both managed by Governmental Management Services. Older Orange Park neighborhoods have no CDD. Sources: https://doublebranchcdd.com/cdd-info/ ; http://middlevillagecdd.com/cdd-info ; https://oakleafpoa.com/faq/

Oakleaf: mandatory POA (Oakleaf East POA / West) plus neighborhood sub-HOAs. Older Orange Park subdivisions: mixed, often voluntary or none.

Short-term rentals

Clay County has no county-specific STR registration ordinance located; operators need a Florida DBPR vacation rental license and must remit Clay County Tourist Development Tax and state sales tax (https://www.claycountygov.com/business/tourism/vacation-rentals). Oakleaf lots inside Jacksonville city limits fall under the City of Jacksonville's STR certificate/registration and Duval TDT rules (https://www.jacksonville.gov/departments/property-appraiser/short-term-rentals). Oakleaf POA covenants also govern leasing.

Getting around

I-295 (Buckman Bridge) is the primary river crossing and the region's main chokepoint; US 17, Blanding Blvd (SR 21), Wells Rd, Kingsley Ave, and Argyle Forest Blvd/Oakleaf Plantation Pkwy are the arterials; the First Coast Expressway (SR 23) now connects Oakleaf/Blanding to I-10 and is being extended south to a new St. Johns River bridge (2030-31). JTA Clay Community Transportation Blue Line (Orange Park-Fleming Island-Green Cove/NAS Jax) and Red Line (Orange Park-Blanding-Middleburg) run weekdays 6 a.m.-7 p.m.; JTA fixed routes serve Orange Park Mall. Sources: https://www.jtafla.com/transit-services/fixed-route-bus-service/regional-services/clay-community-transportation/ ; https://www.firstcoastnews.com/article/news/local/first-coast-expressway-expected-to-be-completed-by-2030-plan-includes-new-bridge-over-st-johns-river/77-17c0cf42-ebc0-4bc4-aec7-7368b7ba6a74

Before you make an offer here

Is the property in the Town of Orange Park, unincorporated Clay, or Duval (Oakleaf) - this changes taxes, utilities, permits, and STR rules.
For Oakleaf: which CDD (Double Branch vs Middle Village), remaining bond vs. O&M assessment, and POA dues.
Roof age and 4-point findings on 1970s-90s homes (panel type, plumbing, roof).
Flood zone on creek-adjacent Oakleaf lots and Doctors Lake/river lots, plus the 2027 map revision.
Buckman Bridge and Blanding Blvd commute timing at peak.

Sources

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