Sandy Bluff
Homes for Sale in Yulee, FL
All 199 homes for sale in Yulee, FL · median $419,900 · 201 homes for sale in 32097 · Nassau County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of MONOGRAM REALTY INC · via realMLS
As of October 2026, Sandy Bluff in Yulee, FL has 1 home for sale. Over the 12 months ending 2026-08-10, 7 recorded sales closed at a median of $707,050, $250 per square foot, a median 0 days on market, sellers accepting 100% of original asking. Homes listed or recently sold were built 2026–2026 with 12 new construction; 12 of 12 report an HOA (median $150/mo); none of the 12 geocoded homes sit in a FEMA special flood hazard zone (median elevation 30 ft). At the median price and Nassau County's FY2025-26 rate of 13.28 mills, annual property tax runs about $9,390 ($8,880 with the full homestead exemption).
Last 30 days in Sandy Bluff: 1 new listing (median asking $627,900), 1 closed sale (median $884,560). As of October 20, 2026, realMLS.
Sandy Bluff right now
🔴 Seller-leaning market. 1.7 months of supply and 67% of the inventory already under contract give sellers the pressure advantage.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 August 10, 2026. Confidence: Medium (3 active and pending listings, 7 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 20, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Sandy Bluff market snapshot (as of August 10, 2026): the median sale price is about $707K ($250 per sq ft over the trailing 12 months of closed sales), a median 0 days on market for closed sales, and 1.7 months of supply, a seller-leaning market.
In ZIP 32097 (Yulee), 640 homes closed in the last 12 months at a median of $454K ($196/sq ft), up 3.6% year over year, with a median 55 days on market. Right now 149 active and 63 pending listings put supply at about 5.0 months — a balanced market. See the live ZIP 32097 housing market and the Nassau County market.
realMLS (Northeast Florida) sales records identify 12 homes in Sandy Bluff that have changed hands since 2026, built between 2026 and 2026 (median 2026), with a median living area of about 2,827 sq ft and a typical 4-bedroom, 3-bath layout; 100% are single-family homes. 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.
Flood zones in Sandy Bluff: of 12 listing addresses checked against the FEMA National Flood Hazard Layer, 100% sit outside the FEMA Special Flood Hazard Area (Zone X). Individual parcels vary - verify any specific address at msc.fema.gov. See flood zones by neighborhood in Yulee.
The setting & the homes.
Aerial and on-site photos of Sandy Bluff. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Sandy Bluff
Sandy Bluff
Sandy Bluff
Sandy Bluff
Sandy Bluff
Sandy Bluff
Sandy Bluff
Sandy BluffPhotos from realMLS listings in Sandy Bluff; content deemed reliable but not guaranteed.
Homes For Sale Right Now in Sandy Bluff
Live MLS inventory for Sandy Bluff. 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 and pending Sandy Bluff listings as of 2026-10-19, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
Sandy Bluff 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 Sandy Bluff
- Dog Park · reported on 9 of 9 listings
- Gated · reported on 9 of 9 listings
- Jogging Path · reported on 9 of 9 listings
- Park · reported on 9 of 9 listings
- Pickleball · reported on 9 of 9 listings
- Security Gate · reported on 9 of 9 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 Sandy Bluff are close: the nearest health is about 9 minutes away.
- VITAS Healthcare · Health9 min
- Holy Grounds Coffee House · Coffee9 min
- Down Under Restaurant · Dining10 min
- Taqueria El Rincon · Groceries13 min
- Amelia Plaza · Shopping13 min
- Kids can be kids · Parks15 min
Approximate drive times via Mapbox Search + Directions, 2026-07-03. Verify for a specific address.
Nearby Communities
Explore more neighborhoods near Sandy Bluff with Momentum Realty’s local guides.
Schools
- Nassau County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Nassau County School District · Verify exact-address zoning
Zoned schools reflect the assignments reported on recent Sandy Bluff listings 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 Sandy Bluff address.
Shop the zone: Homes zoned for Yulee Elementary School · Homes zoned for Yulee Middle School
Recent Developments in Sandy Bluff
Development, infrastructure, retail, and school activity affecting Sandy Bluff, 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 15 miles southeast of Sandy Bluff, 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 project is about 20 miles southeast of Sandy Bluff, elsewhere in Nassau County.
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 site is about 9 miles southeast of Sandy Bluff.
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 9 miles southeast of Sandy Bluff.
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 Sandy Bluff buying strategy.
If we were buying in Sandy Bluff 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.
Come strong and clean. Homes here move, so lead with your best terms and financing ready rather than a low anchor.
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 Sandy Bluff.
A closer look at the Sandy Bluff market
At a median of $250 per square foot, Sandy Bluff prices sit in a fairly defined band, so condition and updates — more than the list price — tend to separate one home from the next.
Inventory runs at 1.7 months of supply, a seller-leaning market. Homes that do trade take a median 0 days on market, useful leverage on any listing that has lingered.
The location and the amenities are priced into every listing in Sandy Bluff. The deal is won or lost on condition, the comps, and the renovation math.
What it really costs to own in Sandy Bluff
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| HOA dues | Median $1,800/year (about $150/month) across 10 MLS listings (most billed annually; 2026-10-20). Dues cover what the documents say they cover; ask for the budget and reserve study. |
|---|---|
| Home and flood insurance | The average Citizens Property Insurance premium in Nassau County is $1,159/yr (389 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. Flood: of 12 listing addresses checked against the FEMA flood map, 100% sit outside the high-risk zone. Statewide, a Zone X flood policy runs about $500-$700/yr and a high-risk zone $1,200-$2,500/yr (FEMA Risk Rating 2.0 averages, not quotes). |
| Roof and age | Median build year 2026 across 10 listings. Newer roofs and current wind-mitigation features usually mean the lower end of insurance quotes. |
Email me new listings in Sandy Bluff
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about Sandy Bluff
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Sandy Bluff will answer, and the answer is published on this page for the next buyer.
HOA, CDD & Fees
- No CDD
- HOA reported ~$1800/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.
Page states no CDD.
Flood & Insurance Context
Of 12 sampled listing addresses in this community: 100% outside the FEMA Special Flood Hazard Area (Zone X/B/C).
Address-sampled; individual parcels vary - verify any specific address at msc.fema.gov. Check any address at FEMA's Flood Map Service Center, and see average home-insurance costs by Florida county.
Source: FEMA National Flood Hazard Layer, address-level lookups (n=12) · as of 2026-10
Tools for a Sandy Bluff 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 Sandy Bluff sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Sandy Bluff, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Sandy Bluff home worth?
Get a no-obligation home value based on real comparable sales in Sandy Bluff, 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 all homes for sale in Yulee →
Recently off market in Sandy Bluff
Homes in Sandy Bluff that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 8 on record.
- 173 Vista Bluff Lane #0010 · off market
- 416 Sandy Bluff Drive #0057 · off market
- 564 Sandy Bluff Drive #0044 · off market
- 572 Sandy Bluff Drive #0043 · off market
- 620 Sandy Bluff Drive #0037 · off market
- 628 Sandy Bluff Drive #0036 · off market
- 646 Sandy Bluff Drive #0034 · off market
- 662 Sandy Bluff Drive #0032 · off market
| Location | Yulee, Nassau County, FL · ZIP 32097 |
|---|---|
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | Dog Park, Gated, Jogging Path, Other, Park, Pickleball |
| Sale prices, last 12 months | $707,050 median across 7 closed sales · $250 per sq ft |
| For sale right now | 1 active, 2 pending · median asking $584,900 · 1.7 months of supply |
| Zoned public schools | Nassau County School District |
Data as of August 10, 2026. Data provided by realMLS. Market figures describe homes, not residents. Cite as: Momentum Realty, “Sandy Bluff key facts,” movewithmomentum.com/neighborhoods/sandy-bluff-yulee, data as of August 10, 2026.
Housing distress & ownership in Sandy Bluff, Yulee
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.
Just listed in Sandy Bluff
The newest homes for sale in Sandy Bluff right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 162 Vista Bluff Lane #0095 $627,900 · 4 bd · 2.5 ba · 2,389 sq ft · 6 days on market Courtesy of MONOGRAM REALTY INC
- 331 Sandy Bluff Drive #0078 $584,900 · 3 bd · 2.5 ba · 2,531 sq ft · 172 days on market Courtesy of MONOGRAM REALTY INC
Checked against the MLS Oct 20, 2026. All new listings in this market.
Every Home for Sale in Sandy Bluff Yulee Right Now (2)
All 2 active and pending Sandy Bluff Yulee listings with a detail page, newest first, refreshed twice a day from the MLS.
- 162 Vista Bluff Lane #0095 · $627,900 · 4 bd / 2.5 ba · listed Oct 14, 2026 · listed by Monogram Realty Inc
- 331 Sandy Bluff Drive #0078 · $584,900 · 3 bd / 2.5 ba · listed Aug 4, 2026 · listed by Monogram Realty Inc
Recently sold in Sandy Bluff Yulee
- 646 Sandy Bluff Drive #0034 · sold $884,560
- 125 Vista Bluff Lane #0004 · sold $550,000
- 352 Sandy Bluff Drive #0065 · sold $624,900
- 628 Sandy Bluff Drive #0036 · sold $924,840
- 662 Sandy Bluff Drive #0032 · sold $690,450
- 572 Sandy Bluff Drive #0043 · sold $710,000
- 173 Vista Bluff Lane #0010 · sold $665,200
- 564 Sandy Bluff Drive #0044 · sold $707,050
- 620 Sandy Bluff Drive #0037 · sold $910,600
- 416 Sandy Bluff Drive #0057 · sold $696,750
Closed sales from the MLS; each page shows the sold price, taxes and value history.
More Yulee home searches
- All homes for sale in Yulee, FL
- Homes for sale in Nassau County, FL
- Yulee pool homes for sale
- Yulee waterfront homes for sale
- Gated communities in Yulee
- Homes under $300K in Yulee
- Homes from $300K to $500K in Yulee
- 4-bedroom homes for sale in Yulee
- Yulee home values: what is my house worth?
- ZIP 32097 housing scorecard
Yulee guides & data
- Market data
- Cost of living
- Best neighborhoods
- Flood zones
- Property taxes (Nassau County)
- Homestead exemption (Nassau County)
- Home insurance cost
- New construction
Florida buyer guides
- Florida home insurance rates by county
- Florida property tax by county
- Florida property tax calculator
- What flood zone X means
- The 4-point inspection, explained
- Florida flood insurance calculator
Real estate agent in Yulee? Join Momentum in Yulee: 100% commission, one $12K cap.
27% 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 (2026-10-20).
Sandy Bluff Market Scorecard
Sandy Bluff is currently a strong seller's market. About 2.4 months of supply, a median asking price of $606,400, and homes go under contract in about 87 days.
Typical home value in the 32097 ZIP is $389,917, about 11.7% 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.
Frequently Asked Questions
What is the median home price in Sandy Bluff?
How long do homes in Sandy Bluff take to sell?
Is Sandy Bluff a buyer's or seller's market right now?
What schools serve Sandy Bluff?
Who is the best real estate agent for Sandy Bluff?
How do I find a top Yulee real estate agent who knows Sandy Bluff?
Can Momentum Realty connect me with an agent for Sandy Bluff?
Where is Sandy Bluff, and what county is it in?
Is Sandy Bluff in a flood zone?
Is Sandy Bluff a good place to live?
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: October 19, 2026) |
| Community market stats | realMLS closed sales, 12-month windows ending August 10, 2026 |
| Under-contract shares | realMLS records, as of 2026-08-10 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2026 (7 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.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how Sandy Bluff fits the bigger picture — live prices, inventory, and Momentum Scores: