Lagoon Villas
Homes for Sale in Fernandina Beach, FL
All 231 homes for sale in Fernandina Beach, FL · median $661,000 · 218 homes for sale in 32034 · Nassau County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of November 2026, the MLS records 8 closed sales in Lagoon Villas in Fernandina Beach, FL since 2016, the most recent in November 2024. Across Fernandina Beach as a whole, 667 homes closed in the last 12 months at a median of $565,000, 54 median days on market, with 278 homes for sale today. At that median and Nassau County's FY2025-26 rate of 13.28 mills, annual property tax runs about $7,500 ($7,000 with the full homestead exemption).
Lagoon Villas is a small villa community in Fernandina Beach, and in a pocket this size the composition of what's listed at any given moment matters more than any broad market trend. Price here is driven less by the address and more by the specifics of the individual unit: condition, updates, layout, and how a given villa sits relative to the water and common areas. Two units under the same roofline can trade very differently based on what's been done inside.
Because turnover in a community this compact is thin, a buyer should be ready to move when the right villa lists rather than wait for a menu of options. For a seller, that same scarcity is leverage — but only if the unit is presented honestly and priced to its condition. This is a market where preparation and timing carry more weight than square footage alone.
Figures in this note are as of July 12, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Nearby homes for sale
No active listings inside Lagoon Villas right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
Lagoon Villas sits on Amelia Island in Fernandina Beach, Nassau County — a low-density villa setting where you're buying into a specific building and location as much as a floor plan. It's a community to watch rather than shop casually, since inventory is limited.
realMLS (Northeast Florida) sales records identify 5 homes in Lagoon Villas that have changed hands since 2016, built between 1973 and 1973 (median 1973), with a median living area of about 1,250 sq ft and a typical 2-bedroom, 2-bath layout; 100% are condominiums. Source: realMLS (Northeast Florida) closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
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 Lagoon Villas is best for.
Best for
- Buyers wanting a lock-and-leave villa near the beach who value low exterior upkeep over a large lot
- Second-home or seasonal buyers who want a foothold on Amelia Island and can act when inventory appears
- Right-sizers trading square footage and yard work for a simpler, association-managed property
Probably not for
- Buyers who need a wide range of homes to tour and compare before committing
- Those who want full control over the exterior and structure rather than a shared-association arrangement
- Buyers on a hard timeline who can't wait for limited inventory to turn over
The market around Lagoon Villas
Lagoon Villas is too small for its own price trend, so here is the market around it.
In ZIP 32034, 279 homes are on the market and 19% are under contract — a steady corner of Fernandina Beach.
Across Nassau County, 506 homes are active and 168 pending (25% under contract).
In ZIP 32034 (Fernandina Beach), 897 homes closed in the last 12 months at a median of $456K ($207/sq ft), up 0.4% year over year, with a median 55 days on market. Right now 217 active and 83 pending listings put supply at about 2.9 months — a balanced market. See the live ZIP 32034 housing market and the Nassau County market.
ZIP and county figures describe the wider market, not Lagoon Villas specifically. Momentum Research analysis of MLS records.
The Lagoon Villas buying strategy.
If we were buying in Lagoon Villas 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 Lagoon Villas.
What actually moves a villa here
In a villa community, the association and the shared structure are part of the purchase. Understand the fees, what they cover, reserves, and the condition of the roof and exterior before you fall for the interior. These are the details that separate a clean transaction from a surprise after closing, and they vary unit to unit and building to building.
Location within Fernandina Beach is the other lever. Proximity to the beach, to Centre Street, and to everyday errands shapes both livability and resale. Because Lagoon Villas is small, comparable sales inside the community can be sparse, so pricing often leans on nearby villa and condo activity — which makes a broker who knows the immediate area worth having.
The location and the amenities are priced into every listing in Lagoon Villas. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
A thin-inventory community rewards being early and being informed. We track what lists and what closes in and around Lagoon Villas, read the association documents alongside you, and price to a unit's actual condition rather than a hopeful guess. On the buy side, we help you act quickly and cleanly when the right villa appears; on the sell side, we position your unit against the right comparables so it doesn't sit.
Lagoon Villas in 15 seconds.
Tools for a Lagoon Villas 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 Lagoon Villas sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Lagoon Villas, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Lagoon Villas home worth?
Get a no-obligation home value based on real comparable sales in Lagoon Villas, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Data sources & freshness
| Under-contract shares | realMLS records, as of 2026-11-11 |
| Historical depth | Closed-sale records back to 2016 (8 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.
Recent Developments in Lagoon Villas
Development, infrastructure, retail, and school activity affecting Lagoon Villas, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated November 2026.
- October 2026Civic
Nassau committee proposes data center zoning district with no county incentives
A draft county report released Oct. 21 rejects both a ban and the status quo, proposing a new industrial park-data center zoning district, no county incentives or tax abatements, and disclosure of water and power needs. Siting would prioritize proximity to 500-kilovolt transmission lines, and developers would pay infrastructure costs. Workshops run Oct. 26 and Nov. 9, with a Planning and Zoning hearing Dec. 1 and commission hearings Dec. 14 and Jan. 25 under a June moratorium.
What it may mean for the marketThe rules will determine where large power-and-water-intensive industrial users can locate in western Nassau, shaping future land use and utility demand. The project is about 13 miles north of Lagoon Villas, elsewhere in Nassau County.
Source: Fernandina Observer - October 2026Market
Northeast Florida home sales dip in September as inventory tightens
Closed sales across the six-county Northeast Florida Association of Realtors area fell 7.7% year over year to 1,608, with the median price at $398,566, up 2.8%. Active inventory dropped 18.4% to 6,348 homes. Median prices were $344,000 in Duval, $575,000 in St. Johns, $355,000 in Clay and $496,500 in Nassau.
What it may mean for the marketLower inventory with softer sales volume points to a thinner supply of listings across all four counties, with Clay the only one of the four showing a year-over-year price decline. The site is about 13 miles southwest of Lagoon Villas.
Source: Clay Today - September 2026Infrastructure
JEA advances about $690 million in infrastructure projects including Fulton Cut transmission line raise near JAXPORT
JEA is moving forward with three water reclamation projects (Blacks Ford in northwest St. Johns County, over $220 million; near Jacksonville International Airport, about $193 million; East Arlington, just under $165 million) and the $117 million Fulton Cut transmission line clearance over the St. Johns River near Blount Island. Fulton Cut, shared with JAXPORT and the city, is expected to finish in summer 2027 and all four projects by 2030.
What it may mean for the marketRaised power lines support larger ship access to port terminals, and new reclamation capacity supports growth in surrounding areas. The site is about 4 miles south of Lagoon Villas.
Source: News4JAX - 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 project is about 12 miles north of Lagoon Villas, elsewhere in Nassau County.
Source: Nassau NewsLine - April 2026Development
Southeast Toyota opens $170M vehicle-processing facility at JAXPORT's Blount Island, adding 400-plus jobs
Southeast Toyota Distributors dedicated a new vehicle processing facility at JAXPORT's Blount Island Marine Terminal in April 2026. The company put the investment at $170 million and said the facility created more than 400 full-time jobs, most of them hired locally.
What it may mean for the marketA large new employment center on Blount Island adds sustained local job demand, a factor that has historically supported nearby housing absorption. The site is about 4 miles south of Lagoon Villas.
Source: JAXPORT - February 2026Infrastructure
JAXPORT details $250M Blount Island modernization and record cargo in 2026 State of the Ports
At its February 2026 State of the Ports address, JAXPORT outlined a $250 million modernization of Blount Island's container and vehicle-handling capabilities and reported record fiscal-2025 cargo volumes. The port also said an air-draft expansion to accommodate larger ships is on track to finish by the end of 2026.
What it may mean for the marketContinued heavy investment in the Blount Island port complex anchors long-term industrial employment on the northeast side, a structural demand driver for the surrounding area. The site is about 4 miles south of Lagoon Villas.
Source: News4Jax
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.
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