The Most Affordable Communities in Nassau County, FL

Where are the most affordable communities in Nassau County, FL? Ranked below by MLS median sale price — an objective measure from recorded closings, not an opinion — the 20 lowest-priced communities we track in Nassau County start at $170,000. Every ranking is a snapshot: medians move with what actually sold.

Nassau County affordability at a glance

$170,000

Lowest community median

$368,000

20th-ranked median

$468,000

County-wide community median

Priced communities tracked

The 20 most affordable communities, ranked

#	Community	City	Median price	1-yr change	Days on mkt
1	Yulee Woods	Yulee	$170,000	–	26 d
2	Amelia Lakes	Fernandina Beach	$182,000	-9.0%	191 d
3	Nassauville	Nassau	$240,000	+2.0%	149 d
4	Callahan Crossing	Callahan	$255,000	–	–
5	Bryceville	Bryceville	$275,000	-20.0%	464 d
6	Hilliard	Nassau	$278,000	-1.0%	53 d
7	Liberty Cove	Yulee	$281,000	–	14 d
8	Callahan	Callahan	$289,000	-6.0%	76 d
9	Nassau Crossing Townhomes	Yulee	$292,000	–	66 d
10	The Palms at Amelia	Fernandina Beach	$292,000	–	95 d
11	Amhurst Oaks	Callahan	$304,000	+2.0%	129 d
12	Cartesian Pointe	Yulee	$308,000	+2.0%	–
13	Whisper Ridge	Hilliard	$322,000	-7.0%	166 d
14	Lumber Creek	Yulee	$325,000	-4.0%	43 d
15	Heron Isles	Yulee	$345,000	+3.0%	65 d
16	Nassau Crossing	Yulee	$348,000	–	25 d
17	Amelia Island Plantation	Fernandina Beach	$350,000	+35.0%	13 d
18	Hideaway (Yulee)	Yulee	$357,000	–	46 d
19	Villages of Woodbridge	Fernandina Beach	$362,000	–	98 d
20	Timber Creek Plantation	Yulee	$368,000	+5.0%	36 d

Ranked by MLS median sale price across recent closings in each community. A low median can reflect smaller homes, older stock, condo product, or land-lease/HOA structures — always compare what the price buys. Deemed reliable but not guaranteed.

What a low median actually means

A community median is set by what sold, so the cheapest entries on this list usually share a profile: smaller square footage, older construction, condo or manufactured product, or communities where land lease or age restrictions apply. Before you offer, check four things: the HOA or lot-rent obligation, the insurance quote (older roofs drive Florida premiums), whether financing is restricted (some condo buildings and land-lease parks limit loan types), and the property-tax reset — your bill is based on your purchase price, not the seller’s. Our buyer closing costs calculator and property tax calculator turn a list price into the real monthly number.

What it costs to own here

At Nassau County’s typical combined millage of 13.28 mills, a purchase at $170,000 (the lowest community median on this list) generates roughly $2,257 a year in property tax before exemptions — about $188 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

Looking at the other end of the market? See the luxury communities in Nassau County.

Common questions

What is the most affordable community in Nassau County, FL?

By MLS median sale price, Yulee Woods currently has the lowest community median we track in Nassau County, at about $170,000. Rankings shift as new sales close.

Why are these communities less expensive?

Usually product mix: smaller or older homes, condos, or communities with land-lease or age-restriction structures. The median reflects what sold, not a judgment about the community.

Is the median price the same as what I would pay?

No - it is the midpoint of recent recorded sales. Individual homes sell above and below it, and your total cost also depends on HOA fees, insurance, and the property-tax reset at purchase.

How much is home insurance in Nassau County?

Citizens Property Insurance policies in Nassau County average about $1,159 a year, per Citizens filings. Private quotes vary widely with roof age, construction and wind mitigation - a wind-mitigation inspection often unlocks meaningful credits.

What are property taxes like in Nassau County?

Typical combined millage in Nassau County is about 13.28 mills - roughly 1.33% of assessed value a year before exemptions. Florida resets assessed value to about your purchase price when you buy, then homestead exemptions and the 3% Save Our Homes cap apply.

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, not any characteristic of residents. Equal Housing Opportunity.