Heron Isles vs Tributary
Two Nassau communities, compared on the numbers that decide it — price, pace, and supply — from live MLS data as of 2026-10-19.
| Metric | Heron Isles | Tributary |
|---|---|---|
| Median sale price | $340K | $440K |
| Price per sq ft | $200 | $201 |
| Avg days on market | 82 days | 80 days |
| Months of supply | 1.7 mo | 3.7 mo |
| Market | Balanced Market (limited data) | Balanced Market |
| 1-year price change | +3% | False |
| Recent closings | 28 | 98 |
The verdict
Tributary carries the higher median price — about 29% above Heron Isles. Homes in Tributary sell faster (80 days on market vs 82). Heron Isles is the tighter market on inventory (1.7 months of supply).
Where each one is
| Heron Isles | Tributary | |
|---|---|---|
| County | Nassau County, FL | Nassau County, FL |
| City / area | Yulee | Yulee |
| ZIP | 32097 | 32034, 32097 |
| FEMA flood zones (sampled parcels) | all 15 sampled homes outside a flood zone | 95% of 41 homes outside a flood zone (Zone X) |
Distances are straight-line; driving distance is usually 15 to 30 percent more. Flood-zone shares come from FEMA flood maps matched to sampled parcels; always check the exact address before you close.
What is for sale today
| Heron Isles | Tributary | |
|---|---|---|
| Homes for sale now | 4 | 30 |
| Under contract | 1 | 26 |
| Asking prices today | $285K to $485K | $365K to $650K |
| Listed in the last 7 days | 0 | 17 |
| Property types listed | Single Family Residence | Single Family Residence |
Live MLS counts, refreshed with every listing pull. Browse them: Heron Isles homes for sale · Tributary homes for sale.
The homes themselves
| Heron Isles | Tributary | |
|---|---|---|
| Homes (parcels) | 166 | 341 |
| Built | 2006–2019 (median 2017) | 2021–2024 (median 2023) |
| Typical living area | 2,008 sq ft | 2,452 sq ft |
| Homesteaded (owner-occupied) share | 68% | 43% |
| Vacant lots | 1 | 225 |
Housing-stock figures from the Florida Department of Revenue 2025 assessment roll (public records).
Price history, year by year
| Year | Heron Isles median | Tributary median |
|---|---|---|
| 2022 | $355K (41 sales) | $432K (46 sales) |
| 2023 | $320K (35 sales) | $390K (68 sales) |
| 2024 | $310K (37 sales) | $400K (111 sales) |
| 2025 | $320K (31 sales) | $434K (109 sales) |
| 2026 | $335K (30 sales) | $456K (108 sales) |
Since 2022, Heron Isles's median sale price is -6% and Tributary's is +6% — Tributary has appreciated faster over that stretch.
How each one trades
| Heron Isles | Tributary | |
|---|---|---|
| Sale-to-original-list | 96.7% | 97.8% |
| New-construction share of sales | 0% | 76% |
| Typical sold home | 1,787 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
| Heron Isles | Tributary | |
|---|---|---|
| Elementary | Yulee | Wildlight |
| Middle | Yulee | Yulee |
| High school | Yulee | 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 0 homes in Heron Isles and 1 in Tributary (brokerage records, both sides counted once). Find an agent who works Heron Isles · Tributary.
Which one fits
On budget alone, Heron Isles is the lower entry point (median $340K 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; Heron Isles trades that for a more established street and, typically, larger lots. Sellers get a faster sale in Tributary (80 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 Heron Isles?
Yes, on recent sales: the median sale price in Tributary is $440,000 versus $340,000 in Heron Isles, about 29% higher.
Which has newer homes, Heron Isles or Tributary?
Tributary: its homes were built 2021–2024 with a median year of 2023, versus a median of 2017 in Heron Isles (Florida DOR assessment roll).
Which has bigger homes?
Tributary. The typical home there is 2,452 sq ft of living area, versus 2,008 sq ft in Heron Isles.
Which has appreciated more, Heron Isles or Tributary?
From 2022 to 2026 the median sale price rose -6% in Heron Isles 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 96.7% in Heron Isles.
What high schools serve Heron Isles and Tributary?
Listings in Heron Isles most often report Yulee; listings in Tributary report Yulee. Zoning is set by the district and can change - verify by address.
Go deeper on each: Heron Isles homes, photos & schools · Tributary homes, photos & schools
Figures are aggregates from realMLS / DBAAR, updated regularly. Thinking about either? Talk to Momentum Realty.