Gated Communities in Nassau County, FL
Looking for gated communities in Nassau County, FL? Momentum Realty tracks 26 Nassau County communities with evidence of gated community 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 gated communities at a glance
The communities, by recent sales activity
| Community | City | Median price | 1-yr change | Days on mkt |
|---|---|---|---|---|
| Tributary · agent | Yulee | $446,000 | +9.0% | 65 d |
| Amelia National · agent | Fernandina Beach | $754,000 | -10.0% | 110 d |
| Del Webb Wildlight · agent | Yulee | $460,000 | +5.0% | 85 d |
| Hilliard · agent | Nassau | $278,000 | -1.0% | 53 d |
| Callahan · agent | Callahan | $289,000 | -6.0% | 76 d |
| Timber Creek Plantation · agent | Yulee | $368,000 | +5.0% | 36 d |
| Sandy Ridge · agent | Yulee | $513,000 | -7.0% | 154 d |
| Amelia Concourse · agent | Fernandina Beach | $482,000 | -6.0% | 72 d |
| Summer Beach · agent | Fernandina Beach | $1.19M | -9.0% | 119 d |
| Amelia Lakes · agent | Fernandina Beach | $182,000 | -9.0% | 191 d |
| Sandy Bluff · agent | Yulee | $707,000 | – | 99 d |
| Beachwood Villas · agent | Beach | $493,000 | – | 96 d |
| Amelia Island & Fernandina Beach · agent | Fernandina Beach | $1.29M | -21.0% | 95 d |
| Sandy Pointe Preserve · agent | Fernandina Beach | $655,000 | +10.0% | 139 d |
| Lanceford Creek Plantation · agent | Fernandina Beach | $1.31M | – | – |
| Oyster Bay Harbour · agent | Fernandina Beach | $1.19M | +21.0% | 65 d |
| Brady Point Preserve · agent | Fernandina Beach | $1.43M | – | – |
| The Palms at Amelia · agent | Fernandina Beach | $292,000 | – | 95 d |
| Carlton Dunes · agent | Fernandina Beach | $3.20M | – | – |
| Ocean Place · agent | Fernandina Beach | $1.29M | – | 96 d |
| Waterman's Bluff · agent | Yulee | $755,000 | +14.0% | 135 d |
| Turtle Dunes | Fernandina Beach | $945,000 | +7.0% | 103 d |
| Amelia Oaks · agent | Fernandina Beach | $940,000 | – | – |
| Blackrock Hammock | Yulee | – | – | 68 d |
| Amelia Bay Estates | Fernandina Beach | – | – | 36 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.
Every other tracked gated communities in Nassau County
What gates change about ownership
Controlled access typically comes with a manned gate, a transponder system, or both — funded through HOA dues. Expect guest-access procedures, delivery and contractor rules, and in some communities rental restrictions. Review the HOA budget for how the gate and any roving patrol are funded, and whether roads are private (the HOA maintains them — another line in the dues) or public.
Due diligence before you buy behind a gate
Request the HOA documents early: budget, reserves, rules, and the last two years of meeting minutes. Private roads, gates and common areas are owner-funded, so thin reserves become special assessments. Our buyer closing costs calculator helps you model dues and assessments into the real monthly cost.
What it costs to own here
At Nassau County’s typical combined millage of 13.28 mills, a purchase at $707,000 (the median across these gated communities) generates roughly $9,386 a year in property tax before exemptions — about $782 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
- Find the best agent in Nassau County
- Get a cash offer in Nassau County
- Nassau County housing scorecard
- What would selling net you
- Buyer closing costs calculator
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Common questions
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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.