At a glance
| Location | Unincorporated Clay County, partly in Duval County, along the First Coast Expressway |
|---|---|
| Size and start | About 6,400 acres; established in 2002 by the Hutson Companies |
| Population | 31,034 in the Clay County census-designated place (2020 census) |
| CDDs | Double Branch CDD (Phase 1) and Middle Village CDD (Phase 2) |
| Public schools (Clay County) | Oakleaf High (2026 grade A), Oakleaf Junior High (B) |
| Amenities | Two water parks, OakLeaf Village and Plantation Oaks, run by the CDDs |
Where Oakleaf Plantation is
Oakleaf sits along the First Coast Expressway southwest of Jacksonville. The Clay County part is split by the expressway: Oakleaf Village is on the east side and Oakleaf Plantation proper is on the west, with areas such as Eagle Landing, Plantation Oaks and Forest Hammock. Within Duval County the community is mostly mixed-use land, and Argyle Forest Boulevard runs east to Blanding Boulevard.
The county line matters. A Clay County home pays Clay County taxes and is zoned for Clay County schools, while a Duval parcel is in the City of Jacksonville. Check the county on the property appraiser record before you compare prices or tax bills.
Is Oakleaf Plantation a good area?
Oakleaf is a large planned community with district-run water parks and Clay County schools, including an A-rated high school for 2025-26. It grew fast: the Clay County part went from 20,315 residents in 2010 to 31,034 in 2020.
The costs to weigh are the CDD assessment, which runs about $1,850 to $1,880 a year for a single-family home in fiscal year 2027, any HOA dues on top, and a commute into Jacksonville along the expressway or Blanding Boulevard. Compare it with Fleming Island, another Clay County option.
What Oakleaf is known for
The Hutson Companies established Oakleaf in 2002 on about 6,400 acres. Its two community development districts, Double Branch and Middle Village, run the water parks and other shared facilities, and residents of each can use the other's under a reciprocity agreement. Wikipedia also lists two athletic centers, a golf course and about 15 miles of walking and bike paths.
Homes and prices in Oakleaf
Zillow does not publish a separate Oakleaf figure in our data, so compare recent sales of similar homes with a local agent or use our home value tool.
Single-family homes
The CDD budgets assess single-family homes at the higher of their two rates. The community dates from 2002, so ask about the age of the roof and air conditioning on older sections.
Multi-family homes
The CDD budgets set a lower rate for multi-family homes. Ask whether a separate association also applies to the building.
Village Center
Oakleaf includes Village Center retail and office space. For newer homes around Jacksonville, see our new construction guide.
Living in Oakleaf
Water parks and amenities
The districts run two water parks, at OakLeaf Village and Plantation Oaks, with slides, lap pools and swim lessons, and residents need a Resident Access Card to use district facilities.
Schools lookup
Oakleaf's Clay County homes are served by Clay County District Schools, not Duval. In the Florida Department of Education's 2025-26 grades, Oakleaf High earned an A and Oakleaf Junior High a B. Among the elementary schools serving the community, Discovery Oaks earned an A, while Oakleaf Village and Plantation Oaks earned a B. Confirm the zoned schools for the exact address with the district. Our Jacksonville schools guide covers the Duval side.
Getting around
The First Coast Expressway runs through the community, and Argyle Forest Boulevard connects east to Blanding Boulevard. Drive your commute at rush hour before you buy.
Costs: Oakleaf CDD fees, taxes and flood
CDD assessments for 2027
Oakleaf is covered by two separate Community Development Districts with their own boards, budgets and boundaries. HOAs and property owners' associations are separate again and may charge their own dues.
| FY2027 annual assessment | Operations | Debt | Total |
|---|---|---|---|
| Double Branch, single-family | $1,003.35 | $877.91 | $1,881.26 |
| Double Branch, multi-family | $733.45 | $605.49 | $1,338.94 |
| Middle Village, single-family | $998.62 | $851.86 | $1,850.48 |
| Middle Village, multi-family | $771.78 | $609.16 | $1,380.94 |
Double Branch's operating rate is unchanged from 2026, while Middle Village's single-family operating rate rose 4%. The amount on your tax bill can differ once collection costs and early-payment discounts are applied, and debt assessments end when the bonds are repaid.
Property tax
Clay County homes pay Clay County, school district and regional levies; ask the Clay County Property Appraiser for an estimate at your purchase price, since a new owner is reassessed after the sale.
Flood zone
Check the FEMA flood zone for the parcel, ask the seller for the Florida flood disclosure, and get an insurance quote before your inspection period ends. Our flood zones guide explains the zones.
Pros and cons of Oakleaf
- Pro: two district-run water parks, athletic centers and paths.
- Pro: Oakleaf High and Discovery Oaks Elementary earned an A for 2025-26.
- Pro: published CDD budgets, so you can see the assessment before you buy.
- Con: a CDD assessment of about $1,850 to $1,880 a year for single-family homes, plus any HOA dues.
- Con: two counties and two districts, so taxes and schools depend on the parcel.
Common questions
Is Oakleaf Plantation in Jacksonville?+
Mostly no. Oakleaf Plantation is a planned community in unincorporated Clay County, with a smaller, mostly mixed-use part inside the Jacksonville city limits in Duval County. A Clay County home in Oakleaf pays Clay County taxes and is zoned for Clay County District Schools, so check the county on the property record.
How much is the CDD fee in Oakleaf Plantation?+
For fiscal year 2027, Double Branch CDD lists $1,003.35 for operations plus $877.91 for debt on a single-family home, and Middle Village CDD lists $998.62 plus $851.86. The amount on your tax bill can differ once collection costs and discounts apply. Check the parcel's current tax bill and any separate HOA dues.
What schools serve Oakleaf Plantation?+
Clay County District Schools serves the Clay County part. Oakleaf High School earned an A and Oakleaf Junior High a B in Florida's 2025-26 school grades. Elementary schools serving the area include Discovery Oaks (A), Oakleaf Village (B) and Plantation Oaks (B). Confirm the zoned schools for the exact address with the district.
How many people live in Oakleaf Plantation?+
The Clay County census-designated place had 31,034 residents at the 2020 census, up from 20,315 in 2010. The community was established in 2002 by the Hutson Companies and covers about 6,400 acres, most of it in Clay County with a smaller part in Duval County.
Can Oakleaf residents use both water parks?+
Yes. Oakleaf's two districts, Double Branch and Middle Village, have a reciprocity agreement, so residents of each can use the other's facilities. The water parks are at OakLeaf Village and Plantation Oaks. You need a Resident Access Card to use district facilities, so ask the seller how to transfer or apply for one.
Sources
- Wikipedia: Oakleaf Plantation, Florida
- Double Branch CDD: Home and district information
- Double Branch CDD: Adopted budget FY2027 (assessment comparison)
- Middle Village CDD: Home
- Middle Village CDD: Adopted budget FY2027 (assessment comparison)
- OakLeaf Plantation Residents: Resident and neighborhood information
- OakLeaf Plantation Residents: Amenities and facilities
- Florida Department of Education: 2025-26 school grades
- FloodSmart (FEMA): What is my flood zone?
- Florida Statutes 689.302: Flood disclosure
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Antonio Roberts
Antonio Roberts has spent five years helping more than 500 Florida buyers and sellers choose the right real estate agent. He is not a real estate agent himself: he researches what matters in a Florida move and connects people with licensed local agents, free of charge.
Reviewed by a licensed Florida real estate agent. Before publication, this guide was checked for accuracy by a licensed Florida real estate agent on our team. It is general information, not legal, tax or financial advice.
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