Single Family Residence in Amelia Island, Fernandina Beach · No CDD
Amelia Island · Fernandina Beach, FL 32034 · Nassau
Listing data updated September 17, 2026 · refreshed twice daily
3Bedrooms
2Bathrooms
1,907Sq Ft
1963Year Built
$302Per Sq Ft
1-car garageNo CDD
Momentum Research: independent market analysis, flood data, insurance estimates, buyer leverage, and objective property scoring, alongside the MLS listing. Not just the listing sheet.
50% below
$/sq ft vs community
$302 here vs $607 median sold (12 mo)
Buyer leverage
Buyer advantage
2 days on market
9.0 months
Supply around this home
Seller <3 · balanced 3-6 · buyer >6
$2k–$6k/yr
Est. insurance · illustrative
Not a carrier quote; premiums vary widely by property. Get a real quote.
As of September 17, 2026, 1535 CLINCH Drive in Amelia Island, Fernandina Beach is listed at $575,000 (1,907 sq ft, about $302 per sq ft). That is 64% below Amelia Island's median closed sale of $1,600,000 over the last 12 months (9 recorded sales). Per square foot it is below the community's recent $607/sq ft by about 50%. It came to market within the past week. Listing facts: built in 1963, no HOA. Figures are from the MLS record and county data; deemed reliable but not guaranteed.
No CDD assessment on record
Built 1963 · 63 yrs
1,907 sq ft of living area
1-car garage
Listed at $575,000 — recent neighborhood median sale price ~$1,600,000 (nearby sales; deemed reliable, not an appraisal)
New to market
HOA ~$50/mo (estimate; confirm)
School district: Golf 99 holes islandwide County Nassau County Florida Schools Nassau County SchoolsCommunity built 1941–2025Marché Côtier · 1 min driveHola Cuban Cafe · 1 min driveCentral Park · 2 min drive
Momentum Research · Amelia Island
Pricing & the Amelia Island market
How this home is priced against recent nearby sales, and where Amelia Island has been over 25 years. Momentum Research analysis of realMLS records; closed sales, deemed reliable but not guaranteed. Estimates only; see data notes.
This home’s $/sq ft vs. nearby sales
List $/sq ft against recent nearby closed sales; the community median is marked.
Price vs. size in Amelia Island
Each dot is a closed sale since 2001 (206 total). This home is the gold marker.
Sale price (y) by living area in sq ft (x). realMLS closed sales.
Median $/sq ft by year
Community sold $/sq ft, 2012–2026. This home lists at $302/sq ft.
Median sale price by year
12-month median closed price, 2012–2026.
Market Heat by year (0–100)
Momentum Market Heat, 2015–2026. Now 66 (hot).
Property timeline
This home’s history
1963BuiltPer public record
Aug 28, 2026First trackedObserved at $575,000
NowUnder contractCurrently pending
Build year is from public record. Listing milestones reflect movewithmomentum.com’s own observations since we began tracking this listing and are not the MLS listing history; dates and prices are deemed reliable but not guaranteed.
Financing
Estimated monthly payment
$3,799/mo
Principal & interest $2,987/mo79%
Taxes $450/mo12%
Insurance $312/mo8%
HOA $50/mo1%
$3,799/mo at 20% down, 30-yr @ 6.76% · edit any field to update.
Estimated from today’s asking price and current Nassau County tax rates.
⚠️
Many first-time Florida buyers are surprised when property taxes jump after closing. This estimate helps you budget before you make an offer.
Current owner pays $1,125/yr ($94/mo)
+$5,850 more each year
(+520%)
Most of this comes from Florida’s Save Our Homes assessment cap resetting when the home sells — the current owner’s protected assessment doesn’t transfer to a new buyer.
🛡️
Current ownerProtected by Save Our Homes
🔄
Home sellsResets the January after
🧾
Buyer paysBased on purchase price
$319,012
Save Our Homes benefit
The current owner’s protected taxable value sits this much below market — which is why today’s bill is lower than a new buyer’s.
Sources: Florida DOR certified tax roll (2025), realMLS. County public record, not MLS data — matched to this home by parcel ID. Estimates are not a tax bill.
Momentum Scores
Momentum Property Score
70/100
Strongest on: Price vs area (100), Affordability (100)
0 limited50100 exceptional
70/100 is strong across the objective indicators below. It reflects only those measures — not the home’s quality, condition, or desirability.
A 0-100 score built from objective property and market data: flood risk, insurance, pricing, supply, affordability, and recent sales. Higher means more measures line up in a buyer’s favor. It reflects only the factors below.
Price vs area100
This home $302/sq ft vs the community 12-month median $607/sq ft.
Affordability100
List price $575,000 vs the community median $1,600,000. Not a measure of personal affordability.
Market liquidity39
Community median 40 days on market, ~9.0 months of supply (12-month record).
Renovation upside90
From a 1963 build and $302/sq ft vs the community median $607/sq ft. Not a condition assessment.
Pricing power58
Recent sales closed at about 96.4% of original asking (~3.6% below). More room below asking generally favors buyers.
Market timing34
Momentum Market Heat is 66/100 (hot). Cooler readings generally favor buyers; hotter readings favor sellers.
Momentum Scores are objective, rules-based indicators computed from listing facts, public records, and recent nearby sales. They are not appraisals, valuations, investment advice, or judgments about a neighborhood or who should live there. Verify independently.
Momentum Research
The Momentum read
🟢 Buyer-leaning conditions around this listing. 9.0 months of supply in the surrounding market and 2 days on market for this home, against a 40-day area median.Days on market:this home 2Area median: 40 daysWhy it matters: above-median time on market, together with the level of supply, is a clear sign of how much leverage sits with buyers.Momentum Research interpretation of the MLS facts in the snapshot above. Source: Data provided by realMLS. As of September 16, 2026.
🟡 Asking $302 per square foot, about 50% below the community’s $607 median. Amelia Island’s 12-month median sold price per square foot is $607. Median sold price per square foot is up 78.8% year over year. Confidence: Medium · 9 closed sales in 12 monthsMLS facts: realMLS closed sales. A per-square-foot gap is context, not an appraisal; condition, lot, and view set the final number here.
79% of homes in Amelia Island are owner-occupied. An estimated 21% are non-owner-occupied, including 14% held in a company or trust and 7% out-of-state owners.Why it matters: a high owner-occupied share typically means fewer rentals nearby and steadier resale demand.Source: Florida Department of Revenue 2025 assessment roll (public records), 12 homes matched. Community-level context.
Recent Amelia Island sales closed near 96.4% of original asking.Why it matters: the community’s own record shows how far opening prices typically move, and how often buyers compete without financing.Momentum Research analysis of realMLS records, community-level, 12 months ending September 16, 2026. Aggregates only; deemed reliable but not guaranteed.
What’s unique here: one of only 6 active listings in Amelia Island, no CDD assessment.
Updated September 17, 2026 · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
Listing description
About this home
Charmingly updated 3-bedroom, 2-bath home is on a huge lot, just steps from gorgeous marsh/river views! This home has been thoughtfully renovated and freshly repainted inside and out, offering a bright, move-in-ready feel throughout. Cozy up by the functional gas fireplace, and enjoy year-round comfort with a brand-new A/C system, a 2021 hot water heater, plus a newer dishwasher and microwave.
The attached garage features a new insulated door and opener, while a separate storage building provides extra space for tools, lawn equipment, bicycles, and beach gear. This home can be used as a primary residence or an investment opportunity, as it can be rented short-term. RV owners and outdoor enthusiasts will love the 30/50-amp RV hookup and concrete pad, wide 16-foot gate, and convenient drive-through access from Clinch Drive to 6th Street, ideal for boats, trailers, or an RV.
A new back fence adds privacy and gives the backyard a polished, finished look. Set on city water with no HOA or CDD fees, this updated home combines modern comfort with everyday convenience in a friendly, welcoming neighborhood just minutes from Fernandina Beach's historic downtown, shops, dining, and pristine coastline. Don't miss this move-in-ready gem on Amelia Island!
All 46 photos
Description provided by FERNANDINA BEACH REALTY and reproduced from the MLS; not independently verified.
Property facts & sources
Every fact, sourced
Listing data, public records, our calculations, and what to verify — each fact shown once. Estimates and calculations shown are for general information only, are not appraisals or advice, and should be independently verified.
Listing facts MLS
List price$575,000
Bed / bath3 / 2
Living area1,907 sq ft
Year built1963
Property typeSingle Family Residence
Garage1-car
MLS #2162287
Listing statusNew — 2 days on market
Public records & third-party data
FEMA flood zoneNot verified — check msc.fema.gov
Windstorm exposureModerate
CountyNassau
Area listings6 active · 1 under contract
Estimated first-year tax~$5,405/yr
CDD assessmentNone on record
HOA (estimate)$50/mo
Calculated estimates
Price per sq ft$302
Estimated monthly payment$3,799
Insurance (illustrative)$2k–$6k/yr
Comparable-sales median$1,600,000
Buyer should verify Buyer verify
Exact HOA dues, fees, and restrictionsRoof age and conditionHVAC age and conditionA property-specific insurance quoteSurvey and lot boundariesPermit historyFlood-insurance requirementsSchool zoning (confirm with the district)Property taxes after sale (homestead reset)CDD / community assessmentsSquare footage and room dimensions
This is a deliberately dumb estimate — living area times a range of recent neighborhood $/sq ft, and nothing else. It is not an appraisal, not market value, and not a valuation of this home. Even a tight range from comparable sales can’t price a specific home — here’s why.
$1,018,338the mess$1,296,760
Actual list price: $575,000 — compare it against the range above. The Messtimate is a blind sqft estimate; the list price reflects this specific home.
A 27% spread on the same house — and that gap is exactly what an automated guess can't see:
Condition & updates — a 1963 home may have had its roof, kitchen, or HVAC replaced since, or not; sq ft can't see either.
The lot & views — a premium golf, water, or preserve lot vs. a road-facing one: same sq ft, very different price.
Outliers skew it — one flip or distressed sale in the comps drags the whole $/sq ft up or down.
Carrying costs & concessions — CDD, HOA, insurance, and seller-paid buydowns change what a buyer actually pays.
And here's what the live market is doing — which the number above ignores entirely:
This home: 2 days on market vs. a 40-day community median
6 active listings competing, 1 under contract
≈9.0 months of supply
8 closed here in the last 12 months
For reference, this home is listed at $575,000 ($302/sq ft) — a number set with analysis a Messtimate can't do.
Want a property-specific review from a licensed agent? A Momentum Realty agent will do a real, free comparative market analysis — walking the home, the lot, the condition, and the live market. That's the difference between a Messtimate and a valuation.
Methodology: 1,907 sq ft × $534–$680/sq ft from recent nearby closed sales (public records). Estimate for general information only; not an appraisal, valuation, or offer. Updated September 17, 2026.
Keep looking
Similar homes for sale near Amelia Island
Active listings nearby at a comparable size and price. Listings held by brokerages other than Momentum Realty are marked with the listing broker. Deemed reliable but not guaranteed.
Listed for $575,000Momentum Realty · on market 2 days
Public records
Building permits
Permit history not yet linkedConfirm permit history with the county building department.
Estimated ownership costs
Estimated costs & disclosures
Estimated ownership costs for general information. Confirm each with the county, your lender, and an insurer. See data & estimate notes.
Property tax (first-year est.)
~$5,405/yr
A rough first-year estimate only, applying a typical Nassau rate to the list price before any exemptions. Florida bills vary substantially after reassessment, homestead and other exemptions, and local taxing districts — this is not your expected bill. Confirm with the county property appraiser.
CDD assessment
None
No CDD assessment on record for this community.
Insurance (illustrative range)
$2k–$6k/yr
An illustrative modeled range, not based on carrier underwriting and not a quote. Florida premiums vary significantly by roof age, wind-mitigation features, claims history, and carrier — a real quote can land well outside this range. Flood zone not verified for this address — check msc.fema.gov and confirm coverage. Get a quote from a licensed insurer before relying on any figure.
HOA
$50/mo
Covers the master association & common areas. Confirm exact dues and what they include.
Environmental data
Flood zone & elevation
Sourced environmental data for the parcel. Confirm with FEMA and your insurer.
FEMA flood zone
Not verified
Not yet verified for this address. Look up the parcel at msc.fema.gov before relying on any flood assumption.
Ground elevation
Not on record
Approximate parcel elevation from USGS; confirm exact elevation with a survey.
Windstorm / insurance
Obtain a quote
This is a coastal Florida county. Premiums and coverage vary by home; obtain a quote from a licensed insurer.
Connectivity
Internet & broadband
Fiber
Check availability
AT&T Fiber covers much of NE Florida; confirm availability at the address.
Cable
Likely
Xfinity/Spectrum cable broadband is widely available.
5G Home
Backup
T-Mobile / Verizon fixed-wireless as a backup option.
Seen enough photos?
Want to see 1535 CLINCH Drive?
Tell us when works for you and a local agent will reach out to arrange a showing and answer your questions about this home.
Listed by FERNANDINA BEACH REALTY · MLS # 2162287
Request a showing
Market data · public records
Recent sales activity in Amelia Island
Recent comparable closed sales near this home, from public records. Summary figures are for general reference only and are not a valuation of this property. See the Amelia Island neighborhood guide for more.
Comparable sales found
2
Recent nearby closings in the data set.
Community median sale price
$1,600,000
Canonical 12-month median closed price. Reference only.
Community median $/sq ft
$607
Canonical 12-month median $/sq ft. Reference only.
Go deeper on Amelia Island
See schools, amenities, builders, HOA/CDD detail, and every active & sold home in the community — the single biggest advantage of buying here over a portal.
Recent local developments near this home, compiled from news and public sources. Provided for general information; verify details with the original source.
Jul 2026 · Retail Dining
The Little Gym franchise scheduled to open July 18 at 96032 Victoria's Place
A Little Gym franchise is scheduled to open July 18 at 96032 Victoria's Place in Fernandina Beach. The location offers movement and gymnastics classes for ages 4 months through 12 years and is owned and operated by Karen and Josh Womack. It is a franchise of the national children's movement and development program.
Why it matters: Service and recreation tenants taking commercial space may reflect steady leasing activity around Fernandina Beach, though one franchise opening is a thin indicator on its own.
Fernandina Beach Publix reopens after year long renovation
The Publix supermarket in Fernandina Beach reopened following roughly a year of renovations. The island had operated with reduced grocery options during the closure, which overlapped with a separate Winn Dixie closure dating to 2025.
Why it matters: Restored grocery service on the island could improve everyday retail convenience for nearby homes after an extended gap.
Seaside Park overhaul near Sadler Road advancing toward fall construction
Fernandina Beach and Nassau County are advancing a roughly $3.9 million overhaul of Seaside Park in the Sadler Road beach access area, funded through a proposed mix of city and county tourist development dollars. The project is expected to move into procurement this summer with construction beginning in fall 2026, the first of seven locations in an island-wide beach parks plan.
Why it matters: Upgraded public beach amenities can enhance neighborhood appeal near the island's south end, though funding and timeline still depend on finalizing an interlocal agreement.
Amelia River Waterfront Park opens at Fernandina Harbor Marina
The City of Fernandina Beach held a grand opening for its new Amelia River Waterfront Park at the marina's south basin on April 11, 2026, after more than a year of construction. Features include a play structure funded by a T-Mobile hometown grant and a relocated anchor and shrimping industry monument. The park sits adjacent to downtown parking lots C and D.
Why it matters: A new public waterfront amenity adjacent to the historic downtown may strengthen the appeal of the marina district and could support nearby commercial activity.
Approximate driving times to verified nearby destinations. Estimates for general reference; actual times vary with traffic and route.
Groceries
Marché Côtier 1 min
Shopping
Amelia Village Shoppes 5 min
Parks
Central Park 2 min
Health
Baptist Nassau Emergency Room 6 min
Assigned schools
Assigned schools
Schools currently assigned to this address in Nassau County, provided as neutral factual data. Assignments can change — confirm current zoning with the school district. This is not a statement about the home's suitability for any person or family.
GRADEA
Southside Elementary SchoolPK-2 · Nassau County School District · Grade A (Florida DOE 2025-26)
GRADEA
Emma Love Hardee Elementary School3-5 · Nassau County School District · Grade A (Florida DOE 2025-26)
GRADEA
Fernandina Beach Middle School6-8 · Nassau County School District · Grade A (Florida DOE 2025-26)
GRADEA
Fernandina Beach High School9-12 · Nassau County School District · Grade A (Florida DOE 2025-26)
How it stacks up
Comparable recent sales
Recent closed sales nearby, with photos, so you can compare. Sold prices are public record, deemed reliable but not guaranteed.
Sold Aug 2026
$1,350,000
3024 S FLETCHER Avenue #A, Fernandina Beach
3 / 3 bd/ba · 1,814 sq ft · $744/sq ft
Courtesy of SUMMER HOUSE REALTY · View details →
Sold Apr 2026
$839,000
1615 HIGHLAND DUNES Way, Fernandina Beach
4 / 2 bd/ba · 2,138 sq ft · $392/sq ft
Courtesy of SUMMER HOUSE REALTY · View details →
Community 12-month median: $607/sq ft. Shown for general reference only — this is not an appraisal or a statement of this home's value. Sold prices are public record and deemed reliable but not guaranteed.
If you rent it out
Investment snapshot
Objective rental and cash-flow estimates for a buyer weighing this as an investment. Rough figures for general information only — not a guarantee of rent, an appraisal, or investment advice. Verify independently.
Estimated rent$2,635 – $3,833/moa rough gross-rent-yield range on list price (comp-based estimate coming).
Estimated cap rate4.4%Net operating income ÷ list price; excludes financing.
Est. monthly cash flow−$1,241 – −$163At 25% down, 30-yr; after a 10% vacancy/maintenance/management reserve.
Before you decide
Buyer research checklist
Items worth confirming for 1535 CLINCH Drive, chosen from what the record shows. This is general guidance, not advice about this specific property.
Built in 1963 (63 years): ask for the roof and HVAC replacement dates — insurers commonly ask for roof age on homes this old, and it changes the premium.
The listing reports no HOA: confirm with the county record that no deed restrictions or mandatory association apply to this parcel.
Look up the parcel on FEMA's Flood Map Service Center and confirm with your insurer whether flood insurance is required.
Get a homeowners insurance quote for this specific address in Nassau County; a wind-mitigation inspection and, on older homes, a four-point inspection can change the premium.
Listed living area is 1,907 sq ft: verify it against the property appraiser's record and measure before relying on it.
Order a survey to confirm lot boundaries and easements.
Review permit history with the county.
Property taxes: the estimate on this page (about $5,405/yr) assumes reassessment at the list price; the seller's homestead cap does not transfer, so their current bill is not a guide.
Confirm school zoning directly with the district.
Nearby & commute
Approximate distances
Approximate drive times for general reference only.
realMLS, refreshed twice daily (last: September 17, 2026)
Community market stats
realMLS closed sales, as of September 16, 2026
Flood zone & elevation
Not verified for this address — look it up at msc.fema.gov
Taxes & monthly cost
Estimated from county rates; not a quote
Insurance figure
Modeled estimate; obtain a real quote before offering
Schools
2025-26 district assignments; verify with the district
Momentum Research lines are our own analysis of realMLS records; MLS data is deemed reliable but not guaranteed. Estimates are informational, not appraisals or advice. Methodology: how Momentum scores are computed.
Answered before you ask
Frequently asked questions
How big is 1535 CLINCH Drive and when was it built?
Per the listing record, 1535 CLINCH Drive was built in 1963 and has 1,907 sq ft of living area, 3 bedrooms and 2.0 bathrooms. Living area and lot size come from the MLS record and should be verified against the county property appraiser.
What community is 1535 CLINCH Drive in?
1535 CLINCH Drive is in Amelia Island in Fernandina Beach, Nassau County. The community section on this page shows recent closed sales, days on market, and active inventory for Amelia Island from the same MLS data.
Does 1535 CLINCH Drive have an HOA?
The listing reports no HOA. Confirm with the county record that no deed restrictions or mandatory association apply to the parcel.
Why might property taxes on 1535 CLINCH Drive differ from the current owner's?
The estimate on this page (about $5,405 per year) assumes reassessment at the list price. Florida's Save Our Homes rule caps annual assessment increases for homesteaded owners, and the assessment resets after a sale, so a new owner's bill may differ from the seller's. Any tax figure shown here is an estimate, not the actual bill — confirm with the county property appraiser and tax collector.
Is 1535 CLINCH Drive in a flood zone?
A flood designation has not been verified for this address. Look up the parcel on FEMA's Flood Map Service Center (msc.fema.gov) and confirm with your insurer.
Can I rely on the figures on this page?
No. Estimated taxes, insurance, payments, and any market or comparable-sales summary are opinions and estimates for general information only and should not be relied upon. Verify all information independently before making any decision.
Ready when you are
See 1535 CLINCH Drive in person
Private tours available 7 days a week, in person or by live video walkthrough. Request a tour or send a question and a licensed Momentum Realty agent will follow up.
Opinion & estimate — do not rely on this page. Any figure on this page that is not a verbatim fact from the listing or a public record — including estimated property taxes, insurance, CDD/HOA amounts, mortgage payments, comparable-sales summaries, and market statistics — is an opinion and estimate provided for general informational purposes only. These figures may be inaccurate or out of date, are not appraisals, valuations, or financial, legal, tax, or investment advice, and should not be relied upon. Do not make any purchase, offer, financing, or other decision based on this page. Independently verify everything — price, square footage, lot size, year built, taxes, CDD/HOA, flood status, school assignments, permits, and community rules — with the listing broker, the county, your lender, a licensed inspector, an insurer, and your own advisors before acting.
Estimate methodology. Tax estimates apply a typical county millage rate to the list price and will differ from the actual assessed bill. Cost and market figures are derived from available data and simple calculations, not a professional appraisal. We make no representation that any estimate reflects fair market value.
Equal Housing Opportunity. Content on this page is compiled from public records, MLS data, and automated sources and may contain errors or be out of date. It is general information only, not a representation about any specific property, community, builder, or association. Verify information independently before relying on it. Momentum Realty supports the Fair Housing Act and does not discriminate on the basis of race, color, religion, sex, handicap, familial status, national origin, sexual orientation, or gender identity. Information about schools, distances, and amenities is provided as neutral factual data to help you research the property and is not a statement about who should or should not live here or the suitability of the home or neighborhood for any person or group. School data may change — confirm current assignments with the school district.
Found an error? If you are the owner, listing agent, or a party to this property and believe any information is inaccurate, email and we will review and correct or remove it promptly.
Automated content. Some summaries, distances, and estimates on this page are generated automatically from public and proprietary data sources and may contain errors or omissions. We strive for accuracy but cannot guarantee the completeness or accuracy of any information. Verify anything important independently.
No warranty; measurements & photos. No guarantee, warranty, or representation of any kind is made regarding the completeness or accuracy of any information, descriptions, or measurements on this page — including square-footage measurements and property condition — all of which should be independently verified through appropriate means, including in-person inspection and public records. Photographs may be virtually staged or digitally enhanced and may not reflect actual property conditions. Momentum Realty and its agents expressly disclaim any liability in connection with the information provided.
Sold price and details are from public records and the MLS, deemed reliable but not guaranteed. Shown for comparison only — not an appraisal or a statement of this home's value.
