Carlton Dunes
Homes for Sale in Fernandina Beach, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of AMELIA ISLAND REAL ESTATE SERVICES · via realMLS
Carlton Dunes doesn't give you much to work with on paper right now: one active listing and a balanced 6-month supply reading. That's not a market signal so much as a market that hasn't had enough turnover recently to say much either way. When inventory sits this thin, the listing that is on the market effectively sets the tone for the whole community until more sellers show up.
For a seller, one competing listing means very little pricing pressure from other units right now. For a buyer, it means there is essentially no comparison shopping inside the community itself — you're evaluating this one option against the broader Fernandina Beach market, not against a deep bench of similar units here.
Figures in this note are as of July 15, 2026. The live market numbers elsewhere on this page update nightly and are newer.
The 60-Second Overview
Carlton Dunes market snapshot (as of October 23, 2026): the median sale price is about $2.80M ($919 per sq ft over the trailing 12 months of closed sales), and a median 92 days on market for closed sales.
Carlton Dunes is a gated, maintenance-included community in Fernandina Beach (Nassau County), built around secured access, grounds and trash service handled for you, and a shared pool — the kind of low-upkeep setup that suits an owner who wants a coastal address without yard work.
The setting & the homes.
Aerial and on-site photos of Carlton Dunes. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Carlton Dunes
Carlton Dunes
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Carlton Dunes
Carlton Dunes
Carlton DunesPhotos from realMLS listings in Carlton Dunes; content deemed reliable but not guaranteed.
Who Carlton Dunes is best for.
Best for
- A buyer who wants gated security and doesn't want to manage lawn care or exterior maintenance
- Someone who values pool access and grounds upkeep being handled as part of ownership
- A buyer ready to move on the one available listing rather than wait for more options to surface
Probably not for
- A buyer who wants several comparable listings to weigh against each other before deciding
- Someone who prefers not to be bound by HOA rules around a gated, amenity-included setup
- A buyer whose plans depend on specific amenity access details not yet confirmed with the HOA
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending October 23 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($2.80M) IS the median in the snapshot above.
Windows contain 0 to 5 sales each (3 in the current window); every figure carries its sample size, and thin markets swing on single closings. Source: Data provided by realMLS. Deemed reliable but not guaranteed.
23% of homes for sale in ZIP 32034 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-10-20).
Carlton Dunes Market Scorecard
Carlton Dunes is currently a balanced market..
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Housing distress & ownership in Carlton Dunes, Fernandina Beach
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Source: Data provided by realMLS. Deemed reliable but not guaranteed.
Carlton Dunes on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from realMLS. Map data © OpenStreetMap contributors.
Life at Carlton Dunes
- Security Gate · reported on 2 of 3 listings
- Secured Lobby · reported on 1 of 3 listings
- Gated · reported on 1 of 3 listings
- Maintenance Grounds · reported on 1 of 3 listings
- Trash · reported on 1 of 3 listings
- Pool · reported on 1 of 3 listings
Community amenities as reported across realMLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
How far is everything?
Everyday stops around Carlton Dunes are close: the nearest dining is about 2 minutes away.
- Salt · Dining2 min
- First Drop Coffee House · Coffee2 min
- Harris Teeter Pharmacy · Groceries5 min
- Palmetto Walk Shopping Village · Shopping5 min
- Peters Point Beachfront Park · Parks5 min
- VITAS Healthcare · Health9 min
Approximate drive times via Mapbox Search + Directions, 2026-07-03. Verify for a specific address.
Schools
- Nassau County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Southside Elementary SchoolFLDOE grade A · Public PreK-5
- Fernandina Beach Middle SchoolFLDOE grade A · Public 6-8
- Fernandina Beach High SchoolFLDOE grade A · Public 9-12
Grades are official Florida Department of Education school grades for 2025-26. Assignments are reported as of the 2025-26 year and can change; always confirm with Nassau County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Carlton Dunes address.
Recent Developments in Carlton Dunes
Development, infrastructure, retail, and school activity affecting Carlton Dunes, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- September 2026Development
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.
What it may mean for the marketAdded lots near the SR 200 corridor increase future housing supply in Yulee and Fernandina Beach commuting areas. The project is about 9 miles northwest of Carlton Dunes, elsewhere in Nassau County.
Source: Nassau NewsLine - August 2026Builder Activity
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.
What it may mean for the marketNew-home inventory in the Fernandina Beach area is increasing, with different lot sizes serving different buyer budgets. The site is about 4 miles northwest of Carlton Dunes.
Source: Nassau NewsLine - July 2026Builder Activity
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.
What it may mean for the marketOngoing 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 project is about 15 miles west of Carlton Dunes, elsewhere in Nassau County.
Source: Jax Daily Record - March 2026Development
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.
What it may mean for the marketNew 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 project is about 15 miles west of Carlton Dunes, elsewhere in Nassau County.
Source: Jax Daily Record
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
The Carlton Dunes buying strategy.
If we were buying in Carlton Dunes 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 Carlton Dunes.
A gated, lock-and-leave setup
The amenity package here is straightforward and consistent across listings: a security gate, a secured lobby, gated access, maintenance of the grounds, trash service, and a community pool. That combination points to a building or complex designed for owners who want the coastal lifestyle without the upkeep — someone splitting time between homes, or simply not interested in managing lawn care and exterior maintenance themselves.
With only one active listing and a 6-month supply reading landing in balanced territory, this isn't a community where you can wait out multiple options and negotiate one against another. Whoever is transacting here is largely dealing with what's actually on the market at the moment. Because amenities and access at gated communities can shift over time, confirm current details directly with the HOA before you count on anything specific.
The location and the amenities are priced into every listing in Carlton Dunes. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community with this little active inventory, the value isn't in comparing a dozen listings — it's in knowing Nassau County's gated and maintenance-included buildings well enough to tell you quickly whether the one listing available is priced and positioned fairly, and in flagging you the moment something new comes on the market here before it's gone.
Carlton Dunes in 15 seconds.
HOA, CDD & Fees
- No CDD
- HOA status not on record. Verify any dues before you offer
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Page states no CDD.
Tools for a Carlton Dunes 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 Carlton Dunes sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Carlton Dunes, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Carlton Dunes home worth?
Get a no-obligation home value based on real comparable sales in Carlton Dunes, 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 Carlton Dunes on the map →
Frequently Asked Questions
What is the median home price in Carlton Dunes?
How long do homes in Carlton Dunes take to sell?
What schools serve Carlton Dunes?
Who is the best real estate agent for Carlton Dunes?
How do I find a top Fernandina Beach real estate agent who knows Carlton Dunes?
Can Momentum Realty connect me with an agent for Carlton Dunes?
Should you buy in Carlton Dunes?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Carlton Dunes with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: October 21, 2026) |
| Community market stats | realMLS closed sales, 12-month windows ending October 23, 2026 |
| Under-contract shares | realMLS records, as of 2026-10-20 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2010 (19 transactions analyzed) |
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.
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