Single Family Residence in Meadowfield Bluffs, Yulee · No CDD
Meadowfield Bluffs · Yulee, FL 32097 · Nassau
Listing data updated September 20, 2026 · refreshed twice daily
7Bedrooms
6Bathrooms
4,049Sq Ft
1988Year Built
$333Per Sq Ft
Waterfront4-car garageNo CDDFEMA Zone X7 bedrooms
Momentum Research: independent market analysis, flood data, insurance estimates, buyer leverage, and objective property scoring, alongside the MLS listing. Not just the listing sheet.
67% above
$/sq ft vs community
$333 here vs $199 median sold (12 mo)
Buyer leverage
Strong buyer advantage
106 days on market
8.0 months
Supply around this home
Seller <3 · balanced 3-6 · buyer >6
Zone X
Flood risk
Minimal hazard per FEMA; ~10 ft elevation
$6k–$12k/yr
Est. insurance · illustrative
Not a carrier quote; premiums vary widely by property. Get a real quote.
As of September 20, 2026, 86183 MEADOWFIELD BLUFFS Road in Meadowfield Bluffs, Yulee is listed at $1,349,000 (4,049 sq ft, about $333 per sq ft). That is 195% above Meadowfield Bluffs's median closed sale of $457,000 over the last 12 months (3 recorded sales). Per square foot it is above the community's recent $199/sq ft by about 67%. It has been 106 days on market. Listing facts: built in 1988, waterfront, no HOA. The parcel maps to FEMA flood zone X, outside the special flood hazard area. Figures are from the MLS record and county data; deemed reliable but not guaranteed.
No CDD assessment on record
Built 1988 · 38 yrs
4,049 sq ft of living area
4-car garage
106 days on market
HOA ~$50/mo (estimate; confirm)
School district: Schools Meadowfield Bluffs is in the Nassau County SchoolCommunity built 1988–2006Shucker's Oyster Bar and Grill · 4 min driveEllianos Coffee · 5 min driveVITAS Healthcare · 6 min drive
Momentum Research · Meadowfield
Pricing & the Meadowfield market
How this home is priced against recent nearby sales, and where Meadowfield has been over 25 years. Momentum Research analysis of realMLS records; closed sales, deemed reliable but not guaranteed. Estimates only; see data notes.
Price vs. size in Meadowfield
Each dot is a closed sale since 2010 (110 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, 2014–2026. This home lists at $333/sq ft.
Median sale price by year
12-month median closed price, 2014–2026.
Market Heat by year (0–100)
Momentum Market Heat, 2015–2026. Now 27 (cold).
Property timeline
This home’s history
1988BuiltPer public record
Jul 2, 2026First trackedObserved at $1,399,000
NowActiveCurrently for sale
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
$8,963/mo
Principal & interest $7,144/mo80%
Taxes $1,057/mo12%
Insurance $713/mo8%
HOA $50/mo1%
$8,963/mo at 20% down, 30-yr @ 6.95% · 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 $7,325/yr ($610/mo)
+$9,925 more each year
(+135%)
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
$254,515
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
43/100
Strongest on: Flood safety (90), Market timing (73)
0 limited50100 exceptional
43/100 is below average 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 area0
This home $333/sq ft vs the community 12-month median $199/sq ft.
Affordability0
List price $1,349,000 vs the community median $457,000. Not a measure of personal affordability.
Flood safety90
FEMA Zone X, ~10 ft elevation. Verify the parcel with FEMA.
Insurance cost60
From FEMA Zone X and a 1988 build. Obtain a property-specific quote.
Market liquidity27
Community median 71 days on market, ~8.0 months of supply (12-month record).
Renovation upside44
From a 1988 build and $333/sq ft vs the community median $199/sq ft. Not a condition assessment.
Pricing power53
Recent sales closed at about 97.4% of original asking (~2.6% below). More room below asking generally favors buyers.
Market timing73
Momentum Market Heat is 27/100 (cold). 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. 8.0 months of supply in the surrounding market and 106 days on market for this home, against a 71-day area median.Days on market:this home 106Area median: 71 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 20, 2026.
🟡 Asking $333 per square foot, about 67% above the community’s $199 median. Meadowfield’s 12-month median sold price per square foot is $199. Median sold price per square foot is up 2.1% year over year. Confidence: Low · 3 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.
77% of homes in Meadowfield are owner-occupied. An estimated 23% are non-owner-occupied, including 11% held in a company or trust and 6% 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), 211 homes matched. Community-level context.
Recent Meadowfield sales closed near 97.4% 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 20, 2026. Aggregates only; deemed reliable but not guaranteed.
What’s unique here: one of only 2 active listings in Meadowfield, no CDD assessment.
Updated September 20, 2026 · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
Listing description
About this home
Multi-Generalational and/or income producing estate with 3 separate structures. Discover the perfect blend of privacy, functionality, and recreation with this incredible deep-water access property on Loften Creek. Situated on 0.77 acres.
MAIN home has 4 bedrooms, 2.5 baths and a 2 car garage, GUEST home has 3 bedrooms and 3.5 baths, Detached 2-Story Steel Garage Workshop with Tons of room for tools, toys, boats & more. Upgrades made between 2001-2026 - New flooring, Granite countertops, Stainless steel appliances, Crown molding, Fresh paint (inside & out), roof, AC and water heater, Water purification system, landscaping and sod, Aluminum fencing, koi pond with new pump & filter and Redone Top Wood dock and septic tank. Enjoy your fenced backyard oasis with creek views and deep water access perfect for boating, kayaking and fishing!
All 84 photos
Description provided by BETTER HOMES & GARDENS REAL ESTATE LIFESTYLES 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$1,349,000
Bed / bath7 / 6
Living area4,049 sq ft
Year built1988
Property typeSingle Family Residence
Garage4-car
MLS #2147786
Listing status106 days on market
Public records & third-party data
FEMA flood zoneZone X
Ground elevation~10 ft
Windstorm exposureModerate
CountyNassau
Area listings2 active · 0 under contract
Estimated first-year tax~$12,681/yr
CDD assessmentNone on record
HOA (estimate)$50/mo
Calculated estimates
Price per sq ft$333
Estimated monthly payment$8,963
Insurance (illustrative)$6k–$12k/yr
Comparable-sales median$457,000
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.
$708,575the mess$902,927
Actual list price: $1,349,000 — 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 1988 home may have had its roof, kitchen, or HVAC replaced since, or not; sq ft can't see either.
The lot — this listing is waterfront; water frontage is priced far off a per-sq-ft average of the neighborhood.
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: 106 days on market vs. a 71-day community median
2 active listings competing
≈8.0 months of supply
3 closed here in the last 12 months
For reference, this home is listed at $1,349,000 ($333/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: 4,049 sq ft × $175–$223/sq ft from recent nearby closed sales (public records). Estimate for general information only; not an appraisal, valuation, or offer. Updated September 20, 2026.
Keep looking
Similar homes for sale near Meadowfield Bluffs
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 $1,349,000Momentum Realty · on market 106 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.)
~$12,681/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)
$6k–$12k/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 insurance not federally mandated (Zone X). 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
Zone X
From the FEMA National Flood Hazard Layer. In this zone lender-required flood insurance is generally not mandated; confirm for the parcel.
Ground elevation
~10 ft
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?
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Listed by BETTER HOMES & GARDENS REAL ESTATE LIFESTYLES REALTY · MLS # 2147786
Request a showing
Market data · public records
Recent sales activity in Meadowfield Bluffs
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 Meadowfield Bluffs neighborhood guide for more.
Comparable sales found
0
Recent nearby closings in the data set.
Community median sale price
$457,000
Canonical 12-month median closed price. Reference only.
Community median $/sq ft
$199
Canonical 12-month median $/sq ft. Reference only.
Go deeper on Meadowfield Bluffs
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 · Builder
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 8 miles northwest of Meadowfield Bluffs.
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 8 miles northwest of Meadowfield Bluffs.
Approximate driving times to verified nearby destinations. Estimates for general reference; actual times vary with traffic and route.
Groceries
Harris Teeter 14 min
Dining
Shucker's Oyster Bar and Grill 4 min
Shopping
Crossroads Plaza 10 min
Parks
Kids can be kids 11 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
Yulee Elementary SchoolPublic 3-5 (A-rated) · Nassau County School District · Grade A (Florida DOE 2025-26)
GRADEA
Yulee Middle SchoolPublic 6-8 · Nassau County School District · Grade A (Florida DOE 2025-26)
GRADEA
Yulee High SchoolPublic 9-12 · 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.
No closely comparable recent sales were found in this data set.
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$6,183 – $8,993/moa rough gross-rent-yield range on list price (comp-based estimate coming).
Estimated cap rate4.5%Net operating income ÷ list price; excludes financing.
Est. monthly cash flow−$2,952 – −$423At 25% down, 30-yr; after a 10% vacancy/maintenance/management reserve.
Before you decide
Buyer research checklist
Items worth confirming for 86183 MEADOWFIELD BLUFFS Road, chosen from what the record shows. This is general guidance, not advice about this specific property.
Built in 1988 (38 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.
FEMA flood zone X: flood insurance is not usually required, but get a quote anyway — FEMA reports roughly one in four flood claims come from outside high-risk zones.
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 4,049 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 $12,681/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 20, 2026)
Community market stats
realMLS closed sales, as of September 20, 2026
Flood zone & elevation
FEMA flood maps + USGS elevation (Zone X shown above)
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 86183 MEADOWFIELD BLUFFS Road and when was it built?
Per the listing record, 86183 MEADOWFIELD BLUFFS Road was built in 1988 and has 4,049 sq ft of living area, 7 bedrooms and 6.0 bathrooms. Living area and lot size come from the MLS record and should be verified against the county property appraiser.
What community is 86183 MEADOWFIELD BLUFFS Road in?
86183 MEADOWFIELD BLUFFS Road is in Meadowfield Bluffs in Yulee, Nassau County. The community section on this page shows recent closed sales, days on market, and active inventory for Meadowfield Bluffs from the same MLS data.
Does 86183 MEADOWFIELD BLUFFS 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 86183 MEADOWFIELD BLUFFS Road differ from the current owner's?
The estimate on this page (about $12,681 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 86183 MEADOWFIELD BLUFFS Road in a flood zone?
The FEMA flood map places this parcel in Zone X, outside the special flood hazard area, so flood insurance is not usually required by a lender. It is still available and worth quoting; confirm the parcel's status with FEMA and 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 86183 MEADOWFIELD BLUFFS 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 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.
