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Covered outdoor living room built for a Northeast Florida home

Clay County

Design-build remodeling in Fleming Island, Florida.

Fleming Island sits between the St. Johns River, Doctors Lake, and Black Creek, and nearly all of its housing dates from after the Navy's outlying airfield there closed and was cleared for development in the late 1990s. Eagle Harbor, Fleming Island Plantation, and Pace Island make up most of the island's homes, and each runs its own HOA with an architectural approval process. Waterfront lots along the river and creek carry real flood-zone exposure that shapes what we can build and where. Most of the work here is finishing or expanding a house that's a couple decades old at most, not repairing one that's falling apart.

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Eagle Harbor is the island's largest community, and like Nocatee, there's no single Eagle Harbor HOA to check. Three master associations, Eagle Harbor Association north of CR 220, Black Creek at Eagle Harbor, and Town Center at Eagle Harbor south of CR 220, each run their own Architectural Review Committee, with several sub-associations underneath them. Every one of those ARCs has to approve a room addition, a screen enclosure, a pool, a driveway change, or even a repaint before we draw anything.

Fleming Island Plantation, established around 2000, is built the same way: roughly eighteen distinct sub-communities under two amenity centers, each with its own exterior approval process. Pace Island is a single gated HOA of homes on the Black Creek side. Because nearly all of this housing is under 25 years old, the calls we get from these neighborhoods are rarely about storm damage or a failing system. They're about a kitchen laid out for how people cooked in 2001, a primary bath that was builder-grade from day one, or a house that needs another bedroom now that the household has grown.

Hibernia Plantation is the exception. The land is George Fleming's original 1790 plantation site, and its homes range from the late 1980s through the mid-2010s, so it's the one Fleming Island neighborhood where an aging roof or an original HVAC system is a real driver alongside the usual remodeling requests.

Waterfront matters here too. The St. Johns River, Doctors Lake, and Black Creek border the island on three sides, and FEMA maps much of that shoreline as Zone A or AE. An addition or a rebuilt dock on one of those lots has to account for flood elevation and insurance requirements before it accounts for anything else, and we check that against the current flood map before we scope the project.

Common priorities in Fleming Island

  • Kitchen and primary bath updates in 20-plus-year-old Eagle Harbor and Fleming Island Plantation homes
  • Additions and bonus rooms for households that have outgrown a builder-spec floor plan
  • Flood-elevation-aware additions and dock work on St. Johns River and Black Creek waterfront lots

Services available in Fleming Island

Wilson & Co works across Fleming Island's HOA communities and its riverfront lots alike: additions and custom interiors for growing households in Eagle Harbor, Pace Island, and Fleming Island Plantation, kitchen and bathroom remodeling for houses now old enough to need it, and exterior renovation and general contractor coordination for the ARC and flood-zone approvals that both riverfront and HOA properties require.

Priority service

Home Additions in Fleming Island

Fleming Island's early-2000s builder homes were often sized for the households that bought them twenty years ago, not the ones living in them now. We design additions that work with the original roofline and clear Eagle Harbor's or Fleming Island Plantation's ARC review before we frame anything.

Priority service

Custom Interiors in Fleming Island

Most Fleming Island interiors are still the community's original builder finishes, functional but generic. We rework layouts and finishes room by room, from Eagle Harbor's open-concept living areas to the more compartmentalized floor plans in Hibernia Plantation.

Priority service

Exterior Renovation in Fleming Island

Every exterior change on Fleming Island, siding, roofline, color, a new screen enclosure, has to clear an HOA architectural review board first. We confirm which of Eagle Harbor's three master associations or which Fleming Island Plantation sub-community governs a property and get approval moving before we start.

Interior remodeling

Kitchen Remodeling in Fleming Island

Most Eagle Harbor and Fleming Island Plantation kitchens date to 2000-2005, so laminate counters and original cabinet boxes are standard, not an upgrade. We rebuild the layout and finishes around how the house is actually used today.

Interior remodeling

Bathroom Remodeling in Fleming Island

Primary bathrooms in Fleming Island's original construction runs are typically builder-grade: an unused garden tub, a small separate shower, laminate vanities. We rebuild them around a real walk-in shower and better storage.

What to prepare before a consultation

Before a first consultation, it helps to know which HOA or ARC governs your property, especially in Eagle Harbor or Fleming Island Plantation, since both run multiple sub-associations with separate approval processes. Pull your covenants and restrictions if you have them, or at least the name of your specific sub-association. If your lot is on or near the St. Johns River, Doctors Lake, or Black Creek, check your flood zone designation on the current FEMA map before we meet.

Beyond that, come with the basics: what isn't working in the space now, a rough budget range, and any timeline pressure. Photos of the space and anything you've already saved, a layout, a finish, a kitchen you liked, save time in the first meeting. We'll walk the property, confirm what your HOA or the flood zone actually requires, and scope from there.

How Wilson & Co keeps the work clear

We manage the design and the build under one contract, so there's one point of contact for the HOA approval, the permit, and the crew on site. On Fleming Island that matters more than most places, because a project can need sign-off from an ARC, a flood-elevation review, and a county permit before a shovel goes in the ground, and we track all three so nothing stalls the job.

You get a clear scope, a real schedule, and a single team accountable for both ends of it. If an ARC comes back with a change or a flood elevation certificate takes longer than expected, we handle it and keep you updated, instead of leaving you to chase down separate designers and contractors on your own.