Single Family Residence in Lofton Bluff, Yulee · No CDD on record
Lofton Bluff · Yulee, FL 32097 · Nassau County
Listing data updated October 21, 2026 at 2:29 AM ET · checked against the MLS hourly
Listed by IRON VALLEY REAL ESTATE NORTH FLORIDA (MLS) · Page maintained by Momentum Realty (EAB RE Investments LLC) · Brittany Brooks, broker of record
2Bedrooms
2Bathrooms
1,296Sq Ft
1990Year Built
$319Per Sq Ft
Waterfront2-car garageNo CDD on record
How to read this page: MLS listing facts carry their source; everything else is labelled as a public record, a calculation, an estimate, or something to verify. Where local data is too thin to support a number, the page says so instead of guessing.
41% above
$/sq ft vs community
$319 here vs $226 median sold (12 mo)
Buyer leverage
Strong seller market
6 days on market
No active listings
Supply around this home
Seller <3 · balanced 3-6 · buyer >6
$2k–$4k/yr
Est. insurance · illustrative
Not a carrier quote; premiums vary widely by property. Get a real quote.
As of October 21, 2026, 85318 BLACKMON Road in Lofton Bluff, Yulee is listed at $413,000 (1,296 sq ft, about $319 per sq ft). That is 37% above Lofton Bluff's median closed sale of $302,500 over the last 12 months (1 recorded sales). Per square foot it is above the community's recent $226/sq ft by about 41%. It came to market within the past week. Listing facts: built in 1990, waterfront, no HOA. Figures are from the MLS record and county data; deemed reliable but not guaranteed.
No CDD assessment on record
Built 1990 · 36 yrs
1,296 sq ft of living area
2-car garage
Listed at $413,000 — recent neighborhood median sale price ~$302,500 (nearby sales; deemed reliable, not an appraisal)
New to market
No HOA reported by the listing (confirm)
Listing description
About this home
Some properties you simply have to experience.. and this is one of them! Tucked away on 1.09 acres along the TIDAL WATERS of Lofton Creek, this private WATERFRONT retreat offers something increasingly hard to find: room to breathe, direct access to the water, and a setting with true Old Florida character.
The well-maintained 2-bedroom, 2-bath home with a dedicated office has been recently painted inside and out and is filled with natural light. Tile flooring and laminate flooring runs throughout, with an interior laundry room and a large screened lanai overlooking the peaceful backyard. But step outside, and this property really begins to tell its story.
A winding, storybook inspired dock path leads beneath the trees toward the water, framed by rope railings and the sweeping MARSH VIEWS make the journey almost as special as the destination. At high tide, the creek offers approximately 40 inches of water. Ideal for launching a kayak, fishing, or simply sitting back and enjoying the surroundings.
The fenced backyard provides plenty of room for pets, outdoor living, boats, trailers, and toys, with ample space to add a pool and create your own backyard retreat. An oversized garage and separate storage shed add valuable space for tools and equipment. With no HOA and no CDD, you'll have the freedom to enjoy your property your way!
Acreage. Waterfront access. Privacy.
And a setting you simply don't find every day. This is one you'll want to see in person... ASAP!
All 38 photos
Description provided by IRON VALLEY REAL ESTATE NORTH FLORIDA and reproduced from the MLS; not independently verified.
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$413,000
Bed / bath2 / 2
Living area1,296 sq ft
Year built1990
Property typeSingle Family Residence
Garage2-car
MLS #2167417
Listing statusNew — 6 days on market
Public records & third-party data
FEMA flood zoneNot verified — check msc.fema.gov
Ground elevation~20 ft
CountyNassau
Area listings0 active · 1 under contract
Estimated first-year tax~$4,825/yr
CDD assessmentNone on record
HOANone reported
Calculated estimates
Price per sq ft$319
Estimated monthly payment$2,902
Insurance (illustrative)$2k–$4k/yr
Messtimate range$282,528 – $324,000
Comparable-sales median$302,500
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
Financing
Estimated monthly payment
$2,902/mo
Principal & interest $2,288/mo79%
Taxes $402/mo14%
Insurance $212/mo7%
$2,902/mo at 20% down, 30-yr @ 7.4% · edit any field to update.
Estimate: asking price less the $50,000 homestead exemption × Nassau County rate (13.28 mills, adopted 2025 millage). Not a bill.
⚠️
Property taxes in Florida are reassessed after a sale, so a buyer’s first full-year bill can be higher than the seller’s. Budget from this estimate, not the current bill, before you make an offer.
Current owner’s estimated bill $3,725/yr ($310/mo) — taxable value $281,503 × 13.28 mills
$1,100 more each year
(+30%)
Most of this comes from Florida’s Save Our Homes assessment cap resetting when the home sells — the current owner’s protected assessment does not transfer to a new buyer.
🛡️
Current ownerProtected by Save Our Homes
🔄
Home sellsResets the January after
🧾
Buyer paysBased on purchase price
$49,265
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.
$330,768
Market value
$281,503
Assessed
$281,503
Taxable
Certified 2025 tax roll values for this parcel (Florida DOR). The roll gives values, not the bill; the current owner’s bill above is estimated from the taxable value.
Sources: Florida DOR certified tax roll (2025), realMLS; millage: Nassau County Property Appraiser, FY2025-26 adopted budget. County public record, not MLS data — matched to this home by parcel ID. Estimates are not a tax bill; the county property appraiser and tax collector set the actual amount.
What it really costs to own 85318 Blackmon Road
The parts of the monthly number a mortgage calculator leaves out, from this listing's MLS record, the county tax roll, Citizens and FEMA. Property facts only.
Property tax
The current owner's bill is about $3,725/yr (certified county roll, taxable value × millage). Buy at the asking price of $413,000 and the first-year bill resets to about $4,825/yr (the parcel is matched to the certified roll; asking price less the $50,000 homestead exemption × 13.28 mills); Save Our Homes caps later increases at 3%/yr.
HOA dues
The listing states there is no HOA.
Home and flood insurance
The average Citizens Property Insurance premium in Nassau County is $1,159/yr (389 policies, Citizens detail by county, April 2026); private-market quotes differ by roof age, wind mitigation and distance to the coast. The page's modeled range for this home is $2,000–$3,500/yr; neither is a quote.
Roof and age
Built in 1990. An original roof would be about 36 years old; under Florida's 2022 reform (SB 2-D) carriers may require an inspection past 15 years, so budget for a roof report and ask for the roof permit date.
Estimated carrying cost at the asking price, before the mortgage: about $499/month (tax $402, insurance $97). An estimate from the sources above, not a quote; the monthly-cost calculator on this page adds the loan.
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.
CDD assessment
None on record
No CDD assessment appears in our records for this community. CDD assessments show on the county tax bill — confirm with the tax collector.
Insurance (illustrative range)
$2k–$4k/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
None reported
The listing reports no HOA. Confirm with the county record that no mandatory association applies.
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
~20 ft
Approximate parcel elevation from USGS; confirm exact elevation with a survey.
Windstorm / insurance
Obtain a quote
Nassau County is on the Florida coast; wind coverage is a major part of the premium. Premiums and coverage vary by home (roof age, wind mitigation, claims history); obtain a quote from a licensed insurer.
Hazard risk
Natural hazard risk
FEMA National Risk Index for Nassau County, FL: overall Relatively Low. Ratings compare this county with every county in the United States for expected annual loss from each hazard.
HurricaneRelatively Moderate
Coastal floodingRelatively Moderate
Inland floodingRelatively Low
Heat waveRelatively Low
WildfireRelatively Low
TornadoRelatively Low
LightningRelatively Moderate
Strong windRelatively Low
DroughtVery Low
HailVery Low
Cold waveVery Low
Winter weatherVery Low
Source: FEMA National Risk Index (county level, hazard risk ratings only). Ratings describe the county, not this parcel; the flood zone shown above is parcel-specific. Verify insurance requirements with your lender and agent.
Connectivity
Internet & broadband
Fiber
Check availability
Address-level fiber service is not confirmed for this home. Check the FCC National Broadband Map (broadbandmap.fcc.gov) or the provider for this address.
Cable
Check availability
Cable broadband is common in Florida and Georgia towns but not confirmed for this address; verify with the provider.
Fixed wireless / satellite
Check availability
5G home internet and satellite service depend on the exact location; check coverage for this address.
Momentum Research · Lofton Bluff
Pricing & the Lofton Bluff market
How this home is priced against recent nearby sales, and where Lofton Bluff 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 Lofton Bluff
Each dot is a closed sale since 2002 (47 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, 2015–2025. This home lists at $319/sq ft.
Median sale price by year
12-month median closed price, 2015–2025.
Property timeline
This home’s history
1990BuiltPer public record
Oct 1, 2026First seen on movewithmomentum.comObserved at $413,000
NowUnder contractCurrently pending
Build year is from public record. The MLS list date is approximate (today minus the cumulative days on market the MLS reports, which can span relistings). Other 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.
Transparency
Price & listing history
Listed for $413,000Momentum Realty · on market 6 days
Public records
Building permits
Permit history not yet linkedConfirm permit history with the county building department.
How it stacks up
Comparable recent sales
6 closed sales within about 3 miles in the last 18 months — same property type, living area within 30% of this home. Sold prices are MLS closed-sale records, deemed reliable but not guaranteed.
Sold Feb 2026
$300,000
86093 SANTA BARBARA Street, Yulee
3 / 2 bd/ba · 1,293 sq ft · $232/sq ft
· View details →
Sold Nov 2025
$295,800
86001 GRANT Place, Yulee
3 / 2 bd/ba · 1,360 sq ft · $218/sq ft
· View details →
Sold Aug 2026
$340,000
86415 SAND HICKORY Trail, Yulee
3 / 2 bd/ba · 1,361 sq ft · $250/sq ft
· View details →
Sold Jun 2026
$267,000
86226 MAINLINE Road, Yulee
3 / 2 bd/ba · 1,219 sq ft · $219/sq ft
· View details →
Sold May 2026
$337,000
86549 HESTER Drive, Yulee
3 / 2 bd/ba · 1,204 sq ft · $280/sq ft
· View details →
Sold Sep 2026
$305,000
95081 WILDWOOD Circle, Fernandina Beach
3 / 2 bd/ba · 1,418 sq ft · $215/sq ft
· View details →
Median of these 6 sales: $302,500 ($226/sq ft). Stronger local evidence. Shown for general reference only — not an appraisal or a statement of this home’s value.
Momentum Research
The Momentum read
🟡 Asking $319 per square foot, about 41% above the community’s $226 median. Lofton Bluff’s 12-month median sold price per square foot is $226. Confidence: Low · 1 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.
73% of homes in Lofton Bluff are owner-occupied. An estimated 27% are non-owner-occupied, including 2% held in a company or trust and 2% 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), 242 homes matched. Community-level context.
Updated October 21, 2026 · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
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Listed by IRON VALLEY REAL ESTATE NORTH FLORIDA · MLS # 2167417
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Keep looking
Similar homes for sale near Lofton Bluff
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.
Recent local developments near this home, compiled from news and public sources. Provided for general information; verify details with the original source.
Sep 2026 · Development
Nassau review committee considers up to 350 lots in Wildlight southern planning area
At its Sept. 1 meeting the Development Review Committee reviewed a residential plan for up to 350 single-family lots south of State Road 200 and west of Liberty Cove, in two phases. The committee also reviewed a 167-lot Liberty Cove Phase 2 plat and a Wild Acres Trail extension to a future county park entrance. A comprehensive plan amendment was expected before commissioners around Sept. 14.
Why it matters: Added lots near the SR 200 corridor increase future housing supply in Yulee and Fernandina Beach commuting areas. The site is about 2 miles east of Lofton Bluff.
Century Communities adds Hidden Lake and Mills Bridge communities in Nassau County
Century closed on Hidden Lake near Amelia Walk, a planned 275-unit community on 80-foot lots, its second self-developed community in Nassau County. It also plans Mills Bridge, a 144-home community on 40 and 50 foot lots, with sales projected to begin in Q1 2027. Its 247-unit Concourse Crossing in Fernandina Beach sold its last home in Q1 2026.
Why it matters: New-home inventory in the Fernandina Beach area is increasing, with different lot sizes serving different buyer budgets. The site is about 6 miles southeast of Lofton Bluff.
Wildlight subdivision advances in Yulee as the master-planned community expands
Rayonier's Wildlight master-planned community continued adding residential phases in Yulee in mid-2026, part of a long-range plan that pairs new housing with its commerce park and town center near Interstate 95.
Why it matters: Ongoing residential expansion at a large master-planned community adds new supply and amenities in the Yulee area, which can influence pricing and competition for nearby communities. The site is about 5 miles west of Lofton Bluff.
First Wildlight Commerce Park speculative building opens in Yulee
The first speculative building at Wildlight Commerce Park opened in March 2026, adding move-in-ready industrial and flex space to Rayonier's Wildlight community in Nassau County near Interstate 95 and A1A.
Why it matters: New employment and commerce space at Wildlight strengthens the live-and-work profile of the Interstate 95 and A1A area in Nassau County, a factor that can support nearby residential demand. The site is about 5 miles west of Lofton Bluff.
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.
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
YuleeAssigned elementary school · Nassau County School District · Grade A (Florida DOE 2025-26)
GRADEA
YuleeAssigned middle school · Nassau County School District · Grade A (Florida DOE 2025-26)
GRADEA
YuleeAssigned high school · Nassau County School District · Grade A (Florida DOE 2025-26)
Assigned schools per the MLS listing — assignments can change; confirm current zoning with the district. Browse school-zone pages →
Nearby & guides
City, county & community guides
Where this home sits, with links to the matching guides. General reference only.
Items worth confirming for 85318 BLACKMON Road, chosen from what the record shows. This is general guidance, not advice about this specific property.
Built in 1990 (36 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.
Waterfront: confirm seawall or dock condition and permits, and ask who owns and maintains the shoreline.
Listed living area is 1,296 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 $4,825/yr) assumes reassessment at the list price less the homestead exemption. Estimated buyer taxes are about $1,100 more per year than the current owner’s estimated bill (+30%). Exemptions and portability change the actual bill — confirm with the county property appraiser.
School zoning shown here comes from district data and changes; confirm the assigned schools directly with the district before relying on them.
Provenance
Data sources & freshness
Listing record
realMLS, checked against the MLS hourly (last: October 21, 2026)
Comparable sales
realMLS closed sales within about 3 miles, last 18 months, as of October 20, 2026
Flood zone & elevation
Not verified for this address — look it up at msc.fema.gov
Taxes & monthly cost
Certified county tax roll (parcel-matched) × county millage; an estimate, not a bill
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 85318 BLACKMON Road and when was it built?
Per the listing record, 85318 BLACKMON Road was built in 1990 and has 1,296 sq ft of living area, 2 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 85318 BLACKMON Road in?
85318 BLACKMON Road is in Lofton Bluff in Yulee, Nassau County. The comparable-sales section on this page shows recent closed sales nearby from the same MLS data.
Does 85318 BLACKMON Road 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 85318 BLACKMON Road differ from the current owner's?
The estimate on this page (about $4,825 per year) assumes reassessment at the list price less the homestead exemption. Estimated buyer taxes are about $1,100 more per year than the current owner’s estimated bill (+30%). Florida reassesses a home after it sells; for a homesteaded seller the Save Our Homes cap on their assessment does not transfer, and a buyer's own exemptions and portability are applied separately, so the two bills usually differ. Any tax figure shown here is an estimate, not the actual bill — confirm with the county property appraiser and tax collector.
Is 85318 BLACKMON Road 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 85318 BLACKMON Road 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 county millage to the list price (less the homestead exemption where the parcel is matched to the certified roll) 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.
