Heron Isles
Homes for Sale in Yulee, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo courtesy of SHRIMP CAPITAL REALTY · via realMLS
As of October 2026, Heron Isles in Yulee, FL has 5 homes for sale and 1 pending, asking from $295,000 to $485,000 (median $419,000). Over the 12 months ending 2026-10-01, 30 recorded sales closed at a median of $335,000, $196 per square foot, a median 47 days on market, sellers accepting 97% of original asking (+5% versus the prior year). Homes listed or recently sold were built 2005–2018; 18 of 18 report an HOA (median $8/mo); none of the 18 geocoded homes sit in a FEMA special flood hazard zone (median elevation 26 ft). At the median price and Nassau County's FY2025-26 rate of 13.28 mills, annual property tax runs about $4,450 ($3,940 with the full homestead exemption).
Homes For Sale Right Now in Heron Isles
Live MLS inventory for Heron Isles. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active · 78 daysTop listing
Active · 160 days
Active · 35 days
Active · 5 days
Active · 14 days
Pending · 25 daysActive and pending Heron Isles listings as of 2026-10-01, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
Heron Isles is a single, defined community of 745 homes in Yulee, built mostly between 2005 and 2023 with a median year built of 2013 and a median living area of 1,860 square feet. That newer-construction profile is the main price driver here: the median sale price is $329,450, working out to $198.29 per square foot, and pricing is up 6.3% year over year and 140% since 2012.
Inventory is thin: only 7 active listings against 28 closings in the recent review window, with 3.2 months of supply, which lands the community in a balanced posture. A median 41 days on market and a market heat score of 34 point to a steady, unhurried pace rather than a bidding-war environment, so buyers have some room to negotiate and sellers should still price to the comparable data rather than to hope.
Heron Isles right now
🟡 Balanced market. 2.1 months of supply and 17% of the inventory already under contract put buyers and sellers on roughly even footing.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of realMLS records, as of October 1, 2026. Confidence: Very High (6 active and pending listings, 30 closed sales in 12 months).
🟡 Still climbing. The trailing-12-month median ($335K) is up 4.7% from the prior 12 months ($320K) and up 144% since 2012.Momentum Research, record-level realMLS closed sales, 12-month windows ending October 1. Confidence: Very High (30 and 32 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 1, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Heron Isles market snapshot (as of October 1, 2026): the median sale price is about $335K ($196 per sq ft over the trailing 12 months of closed sales), a median 48 days on market for closed sales, and 2.1 months of supply, a balanced market. The trailing-12-month median is up 5% from the prior 12 months and up 144% since 2012, computed from record-level realMLS closed sales (30 closings in the current window).
Heron Isles is a community of 166 homes in Yulee, Nassau County, built between 2006 and 2019 (median 2017.0), with a median living area of about 2,008 square feet. 68% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Heron Isles is a single, established community of 745 homes in Yulee, Nassau County, built out almost entirely between 2005 and 2023, which puts most of its housing stock newer than the county's older inventory without being brand new construction.
The setting & the homes.
Aerial and on-site photos of Heron Isles. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Heron IslesPhotos from realMLS listings in Heron Isles; content deemed reliable but not guaranteed.
Who Heron Isles is best for.
Best for
- Buyers targeting a home built in the 2005-2023 range without paying new-construction premiums.
- Buyers comfortable waiting out a roughly 41-day median market before finding the right fit given limited active inventory.
- Sellers with a well-maintained, owner-occupied home who want pricing grounded in recent comparable closings rather than an automated number.
Probably not for
- Buyers who need to choose from a wide, immediate selection of active listings today.
- Investors expecting a heavily rental-driven resale market, given the majority owner-occupied homestead share.
- Sellers hoping for a fast, above-market sale in what is currently a balanced, 3.2-months-of-supply market.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending October 1 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($335K) IS the median in the snapshot above, and the move from 2025 ($320K) IS the +4.7% one-year change.
Windows contain 12 to 57 sales each (30 in the current window); every figure carries its sample size. Source: Data provided by realMLS. Deemed reliable but not guaranteed.
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Nassau County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Nassau County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
26% of homes for sale in ZIP 32097 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 (2026-10-01).
Heron Isles Market Scorecard
Heron Isles is currently a strong seller's market. About 2.1 months of supply, a median asking price of $419,000, and homes go under contract in about 34 days.
Typical home value in the 32097 ZIP is $388,538, about 12.3% below the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Heron Isles 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, tiles © CARTO.
Life at Heron Isles
- Playground · reported on 12 of 17 listings
- Park · reported on 4 of 17 listings
- Maintenance Grounds · reported on 3 of 17 listings
- Jogging Path · reported on 2 of 17 listings
- Security Fence · reported on 1 of 17 listings
- Water · reported on 1 of 17 listings
- Management - Off Site · reported on 1 of 17 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 Heron Isles are close: the nearest dining is about 1 minutes away.
- Tsaocaa · Dining1 min
- Target Grocery · Groceries2 min
- Starbucks · Coffee2 min
- Shoppes at Amelia Concourse · Shopping3 min
- Melton O. Nelson Memorial Park · Parks3 min
- UF Health Wildlight Ambulatory Care Center · Health9 min
Approximate drive times via Mapbox Search + Directions, 2026-07-03. Verify for a specific address.
Nearby Communities
Explore more neighborhoods near Heron Isles Homes for Sale in Yulee, FL with Momentum Realty’s local guides.
Schools
- Nassau County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Yulee Primary School · Public PreK-2
- Yulee Elementary SchoolFLDOE grade A · Public 3-5
- Yulee Middle SchoolFLDOE grade A · Public 6-8
- Yulee 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 Heron Isles address.
Recent Developments in Heron Isles
Development, infrastructure, retail, and school activity affecting Heron Isles, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- 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 site is about 8 miles west of Heron Isles.
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 site is about 8 miles west of Heron Isles.
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 Heron Isles buying strategy.
If we were buying in Heron Isles 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 Heron Isles.
What actually moves the number in Heron Isles
At $198.29 per square foot and a median living area of 1,860 square feet, price per square foot here tracks tighter to build era and floor plan than to any single feature, since the community spans homes built from 2005 through 2023. About 64.3% of homes carry a homestead exemption, which points to a majority owner-occupied market rather than one dominated by investment or rental turnover, a detail that tends to keep resale condition and upkeep more consistent than in heavily rental-driven communities.
The reported amenity set includes a playground, park, jogging path, security fence, and grounds maintenance, water, and off-site management, all reported across this community's MLS listings. As with any HOA-governed community, buyers should verify current amenities and access directly with the HOA rather than relying on listing history alone.
The location and the amenities are priced into every listing in Heron Isles. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Heron Isles buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 5 factors (7.7). Basis: Long-Term Appreciation +144% since 2012; Recent Direction +4.7% year-over-year; Liquidity & Demand 2.1 months of supply; Owner Commitment 68% owner-occupied; Pricing Power 96.7% sale-to-list. Refreshed with each data update.
Why work with Momentum here
With only 7 active listings and 28 closings in the recent window, Heron Isles is a small enough market that a handful of comparable sales can swing a valuation meaningfully. Momentum tracks this community's closed data directly off the MLS feed and prepares valuations by hand rather than leaning on an automated estimate, which matters when the pool of true comparables is this limited.
Heron Isles in 15 seconds.
HOA, CDD & Fees
- HOA reported ~$100/year
- 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 Heron Isles 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 Heron Isles sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Heron Isles, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Heron Isles home worth?
Get a no-obligation home value based on real comparable sales in Heron Isles, 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 Heron Isles on the map →
Frequently Asked Questions
What is the median home price in Heron Isles?
How long do homes in Heron Isles take to sell?
Is Heron Isles a buyer's or seller's market right now?
How many homes are in Heron Isles?
What share of Heron Isles is owner-occupied?
When were the homes in Heron Isles built?
Have Heron Isles home prices gone up?
What schools serve Heron Isles?
Who is the best real estate agent for Heron Isles?
How do I find a top Yulee real estate agent who knows Heron Isles?
Can Momentum Realty connect me with an agent for Heron Isles?
Should you buy in Heron Isles?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: October 1, 2026) |
| Community market stats | realMLS closed sales, 12-month windows ending October 1, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (3 streets, ZIP 30397/32034/32097)) |
| Under-contract shares | realMLS records, as of 2026-10-01 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2006 (660 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.
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 local comps.
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See how Heron Isles fits the bigger picture — live prices, inventory, and Momentum Scores: