Bluffs Cluster Home
Homes for Sale in Atlantic Beach, FL
All 57 homes for sale in Atlantic Beach, FL · median $1,325,000 · 42 homes for sale in 32233 · Duval County homes for sale
True comps, carrying-cost math, and listings before the portals.
Bluffs Cluster Home is a community in Atlantic Beach, Duval County, FL (ZIP 32233). Across Atlantic Beach as a whole, 183 homes closed in the last 12 months at a median of $610,000, 52 median days on market, with 37 homes for sale today. At that median and Duval County's FY2025-26 rate of 17.86 mills, annual property tax runs about $10,900 ($10,160 with the full homestead exemption).
Bluffs Cluster Home is a small attached-home pocket in Atlantic Beach, and the current MLS snapshot is thin — no median price, no amenity set, nothing that lets me point to a hard number. That absence is itself the read: pricing here will be driven by the individual unit, its condition, and how the broader Atlantic Beach market is moving at the time you list or shop, not by any community-wide premium or floor.
For a buyer, that means underwriting each home on its own merits rather than assuming a neighborhood baseline. For a seller, it means condition and presentation carry the argument, since there is no roster of shared amenities to lean on. Come in with recent comparable sales in hand; the community itself won't set the price for you.
The 60-Second Overview
This is a compact cluster-home community in Atlantic Beach, Duval County, where the appeal is location and the attached-home format rather than a shared amenity package — current listings identify none.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
Who Bluffs Cluster Home is best for.
Best for
- Buyers prioritizing an Atlantic Beach location over yard space and square footage
- Buyers who want lower-maintenance attached living near the coast
- Buyers ready to underwrite a single unit on its own condition and comparables
Probably not for
- Buyers who need resort-style shared amenities as part of the package
- Buyers seeking a large lot, detached home, or private yard
- Buyers who want a clear community-wide price baseline before making an offer
The market around Bluffs Cluster Home
Bluffs Cluster Home is a small community — 20 recorded sales on file, most recently in 2026 — too few for its own price trend. Here is the market around it.
In ZIP 32233, 84 homes are on the market and 37% are under contract — a fast-moving corner of Atlantic Beach.
Across Duval County, 2,814 homes are active and 1,188 pending (30% under contract).
In ZIP 32233 (Atlantic Beach), 367 homes closed in the last 12 months at a median of $522K ($379/sq ft), down 14.0% year over year, with a median 47 days on market. Right now 47 active and 22 pending listings put supply at about 2.6 months — a balanced market. See the live ZIP 32233 housing market and the Duval County market.
ZIP and county figures describe the wider market, not Bluffs Cluster Home specifically. Momentum Research analysis of MLS records.
The Bluffs Cluster Home buying strategy.
If we were buying in Bluffs Cluster Home today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Bluffs Cluster Home.
A small pocket that trades on Atlantic Beach itself
Cluster homes are a specific product: attached or closely-spaced units that trade lot size and yard maintenance for a lower-footprint, lower-upkeep footprint. What Bluffs offers is proximity to Atlantic Beach — the coastal town grid, the ocean access, and the walkable core that define this stretch of Duval County. The community does not carry its own amenity slate, so what you're buying is the address and the unit.
Because the shared-amenity story is absent and no median price is on record here, value comes down to the individual home — layout, updates, and how it stacks against recent nearby sales. Expect a wide spread depending on condition. Do the work on comparables; there's no community club, pool, or gate to standardize what a unit is worth.
The location and the amenities are priced into every listing in Bluffs Cluster Home. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a small community with no published amenity set and no reliable community-level price signal, the comparable-sale work is everything. We track Atlantic Beach block by block, price on condition rather than assumption, and tell you plainly when a specific unit is worth chasing and when it isn't.
Bluffs Cluster Home in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a Bluffs Cluster Home buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Bluffs Cluster Home sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Bluffs Cluster Home, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Bluffs Cluster Home home worth?
Get a no-obligation home value based on real comparable sales in Bluffs Cluster Home, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See homes for sale in Bluffs Cluster Home on the map →
Should you buy in Bluffs Cluster Home?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | realMLS records, as of 2026-07-12 |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of realMLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the realMLS member average and 8 days faster, and we’ll price yours against live your area comps.
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See how Bluffs Cluster Home fits the bigger picture — live prices, inventory, and Momentum Scores:
Schools serving nearby communities
We do not have a confirmed school assignment for Bluffs Cluster Home. These are the public schools most often assigned to other communities in ZIP 32233; zones change and vary by address, so confirm with the district before you buy.
- Duncan U. Fletcher High School · 9-12 · FLDOE grade A (assigned to 22 nearby communities)
- Mayport Coastal Sciences Middle School · 6-8 (assigned to 19 nearby communities)
- Atlantic Beach Elementary School · PreK-5 · FLDOE grade A (assigned to 18 nearby communities)
- Duncan Fletcher High School · High (assigned to 6 nearby communities)
- Mayport Middle School · Middle (assigned to 5 nearby communities)
Assignments from district data for neighboring communities; grades are official Florida Department of Education school grades (2025-26).
Common questions about Bluffs Cluster Home
Where is Bluffs Cluster Home?
Bluffs Cluster Home is a community in Atlantic Beach, Duval County, Florida, ZIP 32233.
Are there homes for sale in Bluffs Cluster Home right now?
No active listings inside Bluffs Cluster Home at the last feed refresh. In ZIP 32233, 84 homes are on the market and 37% are already under contract.
Does Bluffs Cluster Home have an HOA or CDD?
No HOA is on record for Bluffs Cluster Home in our data. Verify dues, what they cover, and any special assessment for a specific address before you offer.
Answers are generated from county property records, MLS feeds and the figures on this page, as of the page date; deemed reliable but not guaranteed.