Nassau County market pulse.
Where sellers still hold the cards in Nassau County and where buyers finally have room, neighborhood by neighborhood. Live months of supply straight from realMLS. Right now it is a balanced market overall at 4.7 months of supply, but the averages hide the spread, so here are both ends.
Westerly Park is the tightest market in Nassau County right now at just 1.6 months of supply, which means a well-priced listing there is spoken for almost as fast as it hits the MLS. Southern Pines is close behind. At the other end, Liberty Cove sits at 14.1 months, the most breathing room in the county for a buyer. Much of that loose end is builder inventory, not soft demand. The county median list price is $496,160 with 587 homes active today. The takeaway is not the average, it is the gap: Nassau County is a balanced market overall at 4.7 months of supply, and a buyer and a seller two neighborhoods apart are playing completely different games.
| Community | Mo. supply | Active | Sold 12mo | Median list | $/sqft |
|---|---|---|---|---|---|
| Westerly Park | 1.6 | 2 | 15 | $496,995 | $208 |
| Southern Pines | 2.0 | 3 | 18 | $700,000 | $215 |
| Timber Creek Plantation | 2.1 | 4 | 23 | $397,500 | $187 |
| Sandy Ridge | 2.2 | 2 | 11 | $599,350 | $207 |
| Concourse Crossing | 2.3 | 4 | 21 | $411,500 | $217 |
| Villages of Woodbridge | 2.7 | 2 | 9 | $414,450 | $229 |
| Del Webb Wildlight | 2.9 | 12 | 50 | $473,000 | $283 |
| Heron Isles | 3.0 | 6 | 24 | $380,445 | $224 |
| The Hideaway | 3.0 | 4 | 16 | $362,500 | $212 |
| Oyster Bay Harbour | 3.0 | 2 | 8 | $974,950 | $303 |
| Tributary | 3.6 | 29 | 98 | $473,070 | $209 |
| Village Walk Fernandina Beach | 4.0 | 3 | 9 | $420,000 | $211 |
| Community | Mo. supply | Active | Sold 12mo | Median list | $/sqft |
|---|---|---|---|---|---|
| Liberty Cove | 14.1 | 27 | 23 | $320,440 | $213 |
| Wildlight | 10.8 | 26 | 29 | $379,868 | $225 |
| Summer Beach | 8.6 | 5 | 7 | $779,000 | $400 |
| Amelia Island & Fernandina | 6.9 | 4 | 7 | $1,972,000 | $531 |
| Whisper Ridge | 6.9 | 8 | 14 | $320,400 | $217 |
| North Hampton | 6.4 | 8 | 15 | $589,450 | $250 |
| Marsh Lakes | 6.0 | 3 | 6 | $661,000 | $337 |
| Sheffield Village | 6.0 | 3 | 6 | $340,000 | $149 |
| Pirates Bluff | 6.0 | 3 | 6 | $579,990 | $180 |
| Amelia National | 6.0 | 16 | 32 | $799,032 | $301 |
| Callahan | 5.8 | 13 | 27 | $429,000 | $239 |
| Pirates Wood Estates | 5.3 | 4 | 9 | $729,500 | $310 |
Across 32 Nassau County communities with enough recent sales to measure. County median list price is $496,160 with 587 homes active right now. Many loosest-market entries are active new-construction communities where the builder carries standing inventory, which is exactly where incentives and negotiation live.
How to read this
Months of supply is how long it would take to sell every home for sale today at the recent pace of sales. Under four months, Nassau County sellers hold the leverage and homes move with clean offers and firm prices. Above six, buyers get time, contingencies and price cuts. The two lists above are the extremes; the full sortable table covers every community in Northeast Florida.
Open the full Market Pulse tool to sort and search all 800-plus communities, or jump to another county:
Common questions
Is Nassau County a buyer's or seller's market?
Across the 32 Nassau County communities with enough sales to measure, 11 are seller's markets (under 4 months of supply), 15 are balanced, and 6 favor buyers (over 6 months). On balance that is a balanced market overall at 4.7 months of supply, but it varies sharply by neighborhood, which is why the lists below split them out.
What is months of supply?
It is how long it would take to sell every home currently for sale at the recent pace of sales: active listings divided by average monthly closings over the last 12 months. Under 4 favors sellers, around 6 is balanced, above 6 favors buyers.
Why do new-construction communities show as buyer's markets?
An actively selling builder carries standing spec inventory against a short closed-sales history, which lifts months of supply. Treat those rows as buyer leverage and incentives, not weakness.
Buying or selling in Nassau County?
The months-of-supply number tells you the climate. We tell you the weather on your street: which communities actually move, where the builder still has room, and what a list price means once CDD, flood and insurance are in the math. Talk to the founders first.
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