Condo Communities in Nassau County, FL

Looking for condo communities in Nassau County, FL? Momentum Realty tracks 4 Nassau County communities with evidence of condominium living, each with MLS-derived pricing and market pace below — plus the local questions worth asking before you buy, and a direct line to an agent who works these communities.

Nassau County condo communities at a glance

Communities tracked

$292,000

Median sale price

276 days

Median days on market

Recent closings

The communities, by recent sales activity

Community	City	Median price	1-yr change	Days on mkt
Amelia Lakes · agent	Fernandina Beach	$182,000	-9.0%	191 d
Beachwood Villas · agent	Beach	$493,000	–	96 d
The Palms at Amelia · agent	Fernandina Beach	$292,000	–	95 d
Park Place on Atlantic	Fernandina Beach	–	–	723 d

Communities are listed by recent closing volume in Momentum’s MLS data. Figures are aggregates, change over time, and are deemed reliable but not guaranteed.

Condo buying in Florida after the milestone-inspection era

Since Florida’s post-Surfside condo-safety laws took effect, buildings three stories and taller face milestone structural inspections (at 30 years, or 25 near the coast) and must fund reserves through a Structural Integrity Reserve Study — ending the era of waived reserves. For buyers this cuts both ways: safer buildings, but rising fees and special assessments in buildings catching up. Before you offer, request the milestone inspection report, the SIRS, the budget, and the last two years of minutes; ask directly whether any special assessment is levied, planned, or discussed. A low price in an older coastal building often has an assessment attached to it.

Fees, financing and what the association controls

Condo fees fund insurance on the structure, reserves, and amenities — get the fee history, not just the current number. Financing is building-specific: lenders review budgets, reserves, owner-occupancy and litigation, and some buildings are unwarrantable for conventional loans. Our buyer closing costs calculator models the full monthly cost with dues included.

What it costs to own here

At Nassau County’s typical combined millage of 13.28 mills, a purchase at $292,000 (the median across these condo communities) generates roughly $3,877 a year in property tax before exemptions — about $323 a month. Florida resets the assessed value to roughly your purchase price, so the seller’s current bill is not a preview of yours; a homesteaded owner then gets the $25,000–$50,000 exemption and the 3% Save Our Homes cap going forward. Citizens Property Insurance policies in Nassau County average about $1,159 a year ($97 a month) — private-market quotes vary with roof age and wind mitigation, so price coverage before your inspection window closes. All-in, our county model puts the typical monthly cost of ownership in Nassau County near $2,773 (principal and interest on the typical home, tax, and insurance).

Run your exact numbers: the property tax after purchase calculator uses Nassau County’s verified millage, and the buyer closing costs calculator builds the full cash-to-close.

Demand and supply in Nassau County right now

In the most recent IRS migration data (2022-2023), Nassau County gained a net 2,988 people to relocation, with the largest inbound flows from GA, SC, CA. Households moving IN reported average incomes of $143,143 versus $76,590 for those leaving — the income mix of demand, straight from tax filings. Population is up about 17.5% over the recent multi-year window. On the supply side, builders pulled 1,060 residential permits in Nassau County in 2025 (887 single-family), up 11.2% year over year — against 1,855 at the 2021 peak. Permits are tomorrow’s inventory: a shrinking pipeline supports prices, a swelling one hands buyers leverage. Our valuation model reads the county as overvalued by about 11.1% versus its income-and-rent fundamentals.

The Nassau County market, in context

Nassau is Northeast Florida's high-end beach county — anchored by Amelia Island's Ritz-Carlton-and-Omni resort luxury and historic Fernandina Beach, with explosive value growth in Yulee and the Wildlight master plan as Jacksonville expands north. It pairs a top-rated school district with an easy commute to Duval.

The economy behind the market: {'drivers': 'tourism and resorts, paper and advanced-materials manufacturing, healthcare, the port, and a large Jacksonville commuter base', 'summary': "Nassau's economy runs on two engines. Tourism is the largest job creator, led by the Ritz-Carlton, Amelia Island and the Omni Amelia Island Resort, which draw visitors to the island year-round. Industry is anchored by Rayonier Advanced Materials and WestRock, whose mills near the Port of Fernandina are among the county's largest employers. Healthcare (Baptist and a new UF Health presence at Wildlight) is growing fast, and a large share of residents commute to Jacksonville's job market.", 'employers': ['Rayonier Advanced Materials (Fernandina mill)', 'WestRock (Fernandina mill)', 'Ritz-Carlton, Amelia Island', 'Omni Amelia Island Resort', 'Nassau County School District', 'Baptist Medical Center Nassau', 'UF Health (Wildlight)'], 'jobNote': "Tourism (the Ritz-Carlton and Omni resorts) is Nassau's largest job creator; the Rayonier and WestRock mills anchor industry near the Port of Fernandina."}

What could change it: Coastal flood and storm-surge exposure on Amelia Island is the primary risk — the barrier island felt Hurricanes Matthew and Irma — along with rising insurance on the coast and the growing pains of rapid Yulee/Wildlight development straining roads and schools. Industrial-mill proximity is a localized factor in parts of Fernandina.

Near-term outlook: Expect firm demand over the next 12 months: Amelia Island luxury holds its premium on limited supply, while Yulee and Wildlight capture value-seeking growth from Jacksonville's northward expansion. Nassau remains one of the pricier Northeast Florida markets, with the island and the mainland moving at different speeds.

Run the numbers in Nassau County

Explore more Florida communities

Common questions

How many condo communities does Nassau County, FL have?

Momentum Realty currently tracks 4 communities in Nassau County with evidence of condominium living in MLS or verified amenity records. Others exist; these are the ones with active market data.

What do homes in Nassau County condo communities cost?

The median sale price across tracked condo communities in Nassau County is about $292,000, and it varies widely by community. Use the table above for community-level medians.

How does Momentum classify a community as one of the condo communities?

A community appears here when we find a majority of the community’s MLS-recorded listings carrying a condominium property type. We do not guess from names alone. Verify any specific amenity or restriction with the association before you rely on it.

Can Momentum connect me with an agent for these communities?

Yes. Momentum serves Nassau County and matches you with an agent who works these specific communities. Matching is free and no-obligation.

How much is home insurance in Nassau County?

Citizens Property Insurance policies in Nassau County average about $1,159 a year, per Citizens filings. Private quotes vary widely with roof age, construction and wind mitigation - a wind-mitigation inspection often unlocks meaningful credits.

What are property taxes like in Nassau County?

Typical combined millage in Nassau County is about 13.28 mills - roughly 1.33% of assessed value a year before exemptions. Florida resets assessed value to about your purchase price when you buy, then homestead exemptions and the 3% Save Our Homes cap apply.

Community classifications are compiled from MLS-reported amenities, verified amenity records and MLS build-year data, as of 2026-06-16; they are informational, change over time, and are deemed reliable but not guaranteed — verify details with each association. Not an offer of housing to any protected class to the exclusion of others. Equal Housing Opportunity.