Luxury Communities in Nassau County, FL, Ranked by Sale Price
Which are the luxury communities in Nassau County, FL? Ranked below by MLS median sale price, Nassau County has 15 communities with medians at or above $700,000 — topping out at $3.20M. The ranking is an objective price measure from recorded closings.
Nassau County luxury market at a glance
The top 20, ranked by median sale price
| # | Community | City | Median price | 1-yr change | Days on mkt |
|---|---|---|---|---|---|
| 1 | Carlton Dunes | Fernandina Beach | $3.20M | – | – |
| 2 | Brady Point Preserve | Fernandina Beach | $1.43M | – | – |
| 3 | Lanceford Creek Plantation | Fernandina Beach | $1.31M | – | – |
| 4 | Amelia Island & Fernandina Beach | Fernandina Beach | $1.29M | -21.0% | 95 d |
| 5 | Ocean Place | Fernandina Beach | $1.29M | – | 96 d |
| 6 | Oyster Bay Harbour | Fernandina Beach | $1.19M | +21.0% | 65 d |
| 7 | Summer Beach | Fernandina Beach | $1.19M | -9.0% | 119 d |
| 8 | Turtle Dunes | Fernandina Beach | $945,000 | +7.0% | 103 d |
| 9 | Amelia Oaks | Fernandina Beach | $940,000 | – | – |
| 10 | Old Town Fernandina | Fernandina Beach | $925,000 | – | 108 d |
| 11 | Amelia Park | Fernandina Beach | $862,000 | -5.0% | 126 d |
| 12 | Ocean Cay | Fernandina Beach | $825,000 | – | 141 d |
| 13 | Waterman's Bluff | Yulee | $755,000 | +14.0% | 135 d |
| 14 | Amelia National | Fernandina Beach | $754,000 | -10.0% | 110 d |
| 15 | Sandy Bluff | Yulee | $707,000 | – | 99 d |
Ranked by MLS median sale price across recent closings. Deemed reliable but not guaranteed.
How the luxury market trades differently
Above roughly $1M, Florida deals change shape: more cash buyers, longer marketing times, bigger spreads between list and sale price, and appraisals that matter less than comparable scarcity. Sellers here win on presentation and reach — the buyer often comes from out of state — and buyers win on patience and data: days-on-market and the original-list-to-sale gap tell you who has leverage. Insurance underwriting also tightens on high-value coastal homes; get the quote before the inspection period ends, and note the documentary-stamp math on a large deal with our seller net proceeds calculator.
What it costs to own here
At Nassau County’s typical combined millage of 13.28 mills, a purchase at $3,200,000 (the highest community median on this list) generates roughly $42,482 a year in property tax before exemptions — about $3,540 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
Shopping a different budget? See the most affordable communities in Nassau County.
Common questions
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Rankings are objective MLS median-sale-price aggregates as of 2026-06-16, change over time, and are deemed reliable but not guaranteed. They describe home prices only. Equal Housing Opportunity.