Callahan vs Tributary
Two Nassau communities, compared on the numbers that decide it — price, pace, and supply — from live MLS data as of 2026-09-18.
| Metric | Callahan | Tributary |
|---|---|---|
| Median sale price | $294K | $440K |
| Price per sq ft | $204 | $201 |
| Avg days on market | 61 days | 80 days |
| Months of supply | 3.3 mo | 3.7 mo |
| Market | Balanced Market | Balanced Market |
| 1-year price change | -6% | +9% |
| Recent closings | 33 | 98 |
The verdict
Tributary carries the higher median price — about 50% above Callahan. Homes in Callahan sell faster (61 days on market vs 80). Callahan is the tighter market on inventory (3.3 months of supply).
What is for sale today
| Callahan | Tributary | |
|---|---|---|
| Homes for sale now | 9 | 30 |
| Under contract | 4 | 26 |
| Asking prices today | $170K to $629K | $365K to $650K |
| Listed in the last 7 days | 1 | 17 |
| Property types listed | Manufactured Home, Single Family Residence | Single Family Residence |
Live MLS counts, refreshed with every listing pull. Browse them: Callahan homes for sale · Tributary homes for sale.
The homes themselves
| Callahan | Tributary | |
|---|---|---|
| Homes (parcels) | 214 | 341 |
| Built | 1900–2024 (median 1991.0) | 2021–2024 (median 2023) |
| Typical living area | 2,144 sq ft | 2,452 sq ft |
| Homesteaded (owner-occupied) share | 64% | 43% |
| Vacant lots | 18 | 225 |
Housing-stock figures from the Florida Department of Revenue 2025 assessment roll (public records).
Price history, year by year
| Year | Callahan median | Tributary median |
|---|---|---|
| 2022 | $458K (4 sales) | $432K (46 sales) |
| 2024 | $255K (5 sales) | $400K (111 sales) |
| 2025 | $391K (3 sales) | $434K (109 sales) |
| 2026 | $250K (3 sales) | $456K (108 sales) |
Since 2022, Callahan's median sale price is -45% and Tributary's is +6% — Tributary has appreciated faster over that stretch.
How each one trades
| Callahan | Tributary | |
|---|---|---|
| Sale-to-original-list | 86.2% | 97.8% |
| New-construction share of sales | 0% | 76% |
| Typical sold home | 1,647 sq ft | 2,392 sq ft |
Last 12 months of recorded closings; sale-to-original-list is the share of the first asking price sellers actually got.
Schools the listings are zoned for
| Callahan | Tributary | |
|---|---|---|
| Elementary | Callahan | Wildlight |
| Middle | Callahan | Yulee |
| High school | West Nassau | Yulee |
The school most often recorded on each community's MLS listings. Always confirm a specific address with the district.
Momentum Realty agents have closed 1 home in Callahan and 1 in Tributary (brokerage records, both sides counted once). Find an agent who works Callahan · Tributary.
Which one fits
On budget alone, Callahan is the lower entry point (median $294K vs $440K). Buyers who want newer construction (fewer near-term roof, HVAC and re-plumb items, and easier insurance quotes in Florida) will find it in Tributary; Callahan trades that for a more established street and, typically, larger lots. Sellers get a faster sale in Callahan (61 days on market on average); buyers get more negotiating room where homes sit longer.
Neither number set decides it: drive both on a weekday evening, check the HOA documents and the flood zone for the exact street, and price the insurance before you write an offer. A Momentum agent who works both communities can pull the comparable sales for any two specific homes.
Questions people ask
Is Tributary more expensive than Callahan?
Yes, on recent sales: the median sale price in Tributary is $440,000 versus $294,000 in Callahan, about 50% higher.
Which has newer homes, Callahan or Tributary?
Tributary: its homes were built 2021–2024 with a median year of 2023, versus a median of 1991.0 in Callahan (Florida DOR assessment roll).
Which has bigger homes?
Tributary. The typical home there is 2,452 sq ft of living area, versus 2,144 sq ft in Callahan.
Which has appreciated more, Callahan or Tributary?
From 2022 to 2026 the median sale price rose -45% in Callahan and 6% in Tributary (recorded MLS closings by calendar year).
Where do sellers get closer to asking price?
Tributary — sellers there received 97.8% of the original list price over the last 12 months versus 86.2% in Callahan.
What high schools serve Callahan and Tributary?
Listings in Callahan most often report West Nassau; listings in Tributary report Yulee. Zoning is set by the district and can change - verify by address.
Go deeper on each: Callahan homes, photos & schools · Tributary homes, photos & schools
Figures are aggregates from realMLS / DBAAR, updated regularly. Thinking about either? Talk to Momentum Realty.