Sandy Bluff
Homes for Sale in Yulee, FL
All 175 homes for sale in Yulee, FL · median $418,350 · 169 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 November 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 13 new construction; 13 of 13 report an HOA (median $150/mo); none of the 13 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 under contract right now, 2 closed sales (median $782,280). As of November 11, 2026, realMLS.
Sandy Bluff prices sit in the low-$700s at the median, with per-square-foot around $250. In a gated community this size, that number is driven more by home size, finish level, and lot than by any neighborhood-wide pricing tier. With so few listings trading, condition and specific features will swing where any single home lands relative to the median.
The posture here is seller-leaning: months of supply is tight at 1.7 and the one active listing represents thin inventory. For a seller, that scarcity is leverage. For a buyer, it means you may wait for the right home to surface and should be ready to move when it does, because selection is limited and there is little to compare against.
Figures in this note are as of October 26, 2026. The live market numbers elsewhere on this page update nightly and are newer.
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 November 11, 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), 613 homes closed in the last 12 months at a median of $453K ($197/sq ft), up 3.8% year over year, with a median 57 days on market. Right now 146 active and 61 pending listings put supply at about 2.9 months — a healthy market. See the live ZIP 32097 housing market and the Nassau County market.
realMLS (Northeast Florida) sales records identify 13 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 13 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.
Sandy Bluff is a gated, amenity-equipped community in Yulee with a short supply of homes on the market, so the snapshot reflects a handful of transactions rather than a deep, liquid pool of listings.
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
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Sandy BluffPhotos from realMLS listings in Sandy Bluff; content deemed reliable but not guaranteed.
Who Sandy Bluff is best for.
Best for
- Buying to hold in a gated community with dog park, pickleball, and walking paths
- Buyers who value limited inventory and are willing to wait for the right home
- Prioritizing a Yulee location in Nassau County with built-in recreation amenities
Probably not for
- Needing a wide selection of homes to compare and tour right now
- Shopping for an entry-level price below this community's median
- Wanting deep, recent comparable sales to anchor an offer with certainty
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 2026-11-11, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
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 · $575,900 · 3 bd / 2.5 ba · pending · listed Aug 13, 2026 · listed by Monogram Realty Inc
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 November 2026.
- October 2026Infrastructure
Port of Fernandina wins $11M federal grant for wharf and flood-control repairs
The U.S. Maritime Administration's Port Infrastructure Development Program awarded $11 million to the Ocean Highway and Port Authority. The money covers rebuilding the upper and lower wharf, crane rail repairs, an underground stormwater system, paving, railroad crossing repairs and shoreline reinforcement. The article ties it to two roughly $5.5 million needs presented by Relay Terminals in May.
What it may mean for the marketDock and drainage upgrades support continued port operations and the freight jobs tied to the Fernandina waterfront. The project is about 21 miles east of Sandy Bluff, elsewhere in Nassau County.
Source: Fernandina Observer - 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 17 miles southeast of Sandy Bluff, elsewhere in Nassau County.
Source: Fernandina Observer - 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 gated community with recreation built in
The amenity set leans toward active, outdoor use: a dog park, jogging path, park space, and pickleball, all behind a security gate. These are reported across the community's MLS listings, so confirm current access and any HOA rules before you count on them.
With a median near $707,050 and roughly $250 per square foot, this is not an entry-level community, and the price spread between homes will be condition- and size-driven rather than following published tiers. Because inventory is thin, expect the data to move noticeably as individual homes close; treat any single snapshot as a starting point, not a precise valuation.
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.
Why work with Momentum here
Thin inventory and few comparable sales make this a community where local context matters more than a dashboard number. We track what actually trades behind the gate, verify amenities and HOA terms directly, and help you price or offer against the real picture rather than a single listing.
Sandy Bluff in 15 seconds.
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; 2026-11-11). 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 13 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). |
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
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 13 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=13) · as of 2026-11
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. 9 on record.
- 173 Vista Bluff Lane #0010 · off market
- 384 Sandy Bluff Drive #0061 · 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
| 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.
Recently sold in Sandy Bluff Yulee
- 384 Sandy Bluff Drive #0061 · sold $680,000
- 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
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
- Gated communities in Yulee
- Homes under $300K 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
- Florida housing market map
- Interactive housing market map (county, ZIP and community)
- Save Our Homes tax estimator
- How to stop a foreclosure in Florida
- Florida documentary stamp tax, explained
- Cheapest places to live in Florida
Real estate agent in Yulee? Join Momentum in Yulee: 100% commission, one $12K cap.
34% 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 (2026-11-11).
Sandy Bluff by the numbers: market, homes and costs
| Closed sales | 7 from April 27, 2026 (first sale in our realMLS records for this community) to August 10, 2026 |
|---|---|
| Median sale price | $707,050 |
| Median price per sq ft | $250 |
| Median size sold | 2,827 sq ft |
| Median days on market | 0 |
| Sale price vs original list | 100.0% |
| For sale now | 1 active, 1 pending (as of November 11, 2026) |
| Median asking price | $627,900 |
| Months of supply | 1.7 |
Market data: realMLS closed, active and pending records as of August 10, 2026 (live counts November 11, 2026); prior-period figure from the Florida Department of Revenue 2025 assessment roll; price cuts from the Momentum price ledger. Deemed reliable but not guaranteed.
| Home types in current and recent listings | single-family (13) |
|---|---|
| Living area range | 2,135 to 3,549 sq ft across 13 listings |
| Bedrooms | 3 to 5 |
| Amenities listing agents report | Dog Park, Gated, Jogging Path, Park, Pickleball, Security Gate |
| New construction on the market | 2 active or pending new-construction listings, marketed by Monogram Realty Inc |
| Straight-line distance | Jacksonville International Airport about 16 mi; Naval Station Mayport about 18 mi; Downtown Jacksonville (City Hall) about 24 mi; Mayo Clinic Florida campus about 26 mi |
Housing stock from the FL DOR 2025 assessment roll and realMLS listing records. Distances are straight-line from the community center, not drive times. For HOA, CDD, property tax, insurance and flood costs see what it really costs to own and the HOA, CDD and fees section.
Sandy Bluff: buyer questions answered
What are the HOA fees in Sandy Bluff?
HOA dues reported on MLS listings in Sandy Bluff run about $1,800 a year, mostly billed annually (median of 10 listing records, as of November 11, 2026). Dues vary by section and home type, so confirm the exact figure with the association before you write an offer.
What ZIP code is Sandy Bluff in?
Sandy Bluff is in Nassau County, ZIP code 32097, with a Yulee mailing address.
How many homes are for sale in Sandy Bluff right now?
There is 1 home listed for sale and 1 under contract in Sandy Bluff as of November 11, 2026, with a median asking price of $627,900. The live list above updates from realMLS several times a day.
What are homes in Sandy Bluff selling for?
7 homes closed from April 27, 2026 (first sale in our realMLS records for this community) to August 10, 2026 at a median of $707,050 ($250 per sq ft), after a median 0 days on market. Source: realMLS closed sales; deemed reliable but not guaranteed.
Is Sandy Bluff in a flood zone?
0% of the 13 Sandy Bluff listings we matched to FEMA flood maps sit in a Special Flood Hazard Area (zones A or V), and 100% sit outside it. Flood zones are set parcel by parcel, so check the exact address on the FEMA map and get a flood quote before closing.
Is there new construction in Sandy Bluff?
Yes. 2 new-construction homes are active or pending in Sandy Bluff as of November 11, 2026 (realMLS).
How far is Sandy Bluff from Jacksonville International Airport?
About 16 miles in a straight line from the center of Sandy Bluff. Drive time depends on route and time of day.
More for Sandy Bluff buyers
- 32097 market data
- 32097 housing scorecard
- Marsh Lakes
- Waterman's Bluff
- Flora Parke
- Marshes at Lanceford
- Piney Island
- Hickory Village
- Florida property tax calculator
- Mortgage payment calculator
- Rent vs buy calculator
- Flood insurance calculator
- New construction communities in Nassau County
- Coming-soon communities in Florida
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?
Should you buy in Sandy Bluff?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: November 11, 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 listings in Northeast Florida sold at 99.1% of final list price vs. 98.6% for the market, in a median 31 days vs. 41 (realMLS, 12 months to Nov 2026). A Momentum agent can price yours against live local comps.
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