The Cloister
Homes for Sale in Atlantic Beach, FL
True comps, carrying-cost math, and listings before the portals.
The Cloister trades on scarcity as much as location. With just 2 active listings at last count, there is not enough volume moving through the gates to build a reliable comp set — each listing effectively sets its own price rather than following a pattern. Add a gated entry, security fencing, an entry phone/intercom, and direct beach access, and you have a small enclave where the amenity package (pool, car wash area, grounds maintenance, trash and water folded into the association) does more of the work in justifying value than any broad market trend.
At 24 months of supply, the current read is squarely buyer-leaning: absorption of what is on the market today is slow, which gives buyers room to negotiate on price, terms, or timeline rather than compete. Sellers here are better served by patience and a listing strategy built around the property itself — condition, amenities, position within the gates — since there are too few active competitors to lean on for pricing cover.
The Cloister right now
🟢 Buyer-leaning market. 24.0 months of supply and 0% of the inventory already under contract give buyers above-average negotiating leverage.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 26, 2026. Confidence: Low (2 active and pending listings, 2 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated August 26, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
The Cloister is a gated, beach-access enclave in Atlantic Beach, Duval County, where HOA-covered grounds maintenance, trash, and water sit alongside a pool, car wash area, and part-time on-site management — a package aimed at owners who want the coastal setting without self-managing the upkeep.
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.
The setting & the homes.
Aerial and on-site photos of The Cloister. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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The CloisterPhotos from realMLS listings in The Cloister; content deemed reliable but not guaranteed.
Who The Cloister is best for.
Best for
- Buyers prioritizing gated, beach-access living who are ready to move quickly on one of very few active listings.
- Buyers who want grounds maintenance, trash, and water handled by the association rather than managed individually.
- Buyers comfortable working with an agent to track new listings the moment they surface, given how few come to market.
Probably not for
- Buyers who want a large pool of active listings to compare before deciding.
- Buyers who plan to negotiate primarily off a deep set of recent comparable sales.
- Buyers expecting a fast-paced, highly competitive market with multiple offers.
The market around The Cloister
The Cloister is too small for its own price trend, so here is the market around it.
In ZIP 32233, 102 homes are on the market and 38% are under contract — a fast-moving corner of Atlantic Beach.
Across Duval County, 3,861 homes are active and 1,760 pending (31% under contract).
ZIP and county figures describe the wider market, not The Cloister specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in The Cloister, Atlantic 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.
Homes For Sale Right Now in The Cloister
Live MLS inventory for The Cloister. 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 The Cloister listings as of 2026-08-26, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
The Cloister 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 The Cloister
- Gated · reported on 3 of 3 listings
- Pool · reported on 3 of 3 listings
- Beach Access · reported on 2 of 3 listings
- Security Gate · reported on 2 of 3 listings
- Entry Phone/Intercom · reported on 1 of 3 listings
- Car Wash Area · reported on 1 of 3 listings
- Maintenance Grounds · reported on 1 of 3 listings
- Trash · reported on 1 of 3 listings
- Water · reported on 1 of 3 listings
- Management - Part Time · reported on 1 of 3 listings
- Security Fence · 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 The Cloister are close: the nearest parks is about 1 minutes away.
- Waters Park · Parks1 min
- Harmony Mushroom Co. · Groceries3 min
- Salumeria 104 · Dining3 min
- One of Each Cafe&Bakery · Coffee3 min
- Shoppes of Northshore · Shopping4 min
- Beaches hospital · Health13 min
Approximate drive times via Mapbox Search + Directions, 2026-07-03. Verify for a specific address.
Schools
- Duval County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Atlantic Beach Elementary SchoolFLDOE grade A · PreK-5
- Mayport Coastal Sciences Middle School · 6-8
- Duncan U. Fletcher High SchoolFLDOE grade A · 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 Duval County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any The Cloister address.
The The Cloister buying strategy.
If we were buying in The Cloister 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.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
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 The Cloister.
A Small, Slow-Moving Gate
Access here runs through a security gate with an entry phone/intercom and security fencing, and the association layers on a pool, a car wash area, and beach access — amenities reported across this community's MLS listings, though buyers should confirm current access and offerings directly with the HOA. Grounds maintenance, trash, and water are handled by the association, with part-time management overseeing day-to-day operations rather than a full-time on-site staff.
The numbers underscore how thin this market is: 2 active listings against 24 months of supply puts The Cloister firmly in buyer-leaning territory, a pace far slower than a balanced market would show. That combination — low listing count, long absorption timeline — means pricing here is set listing by listing rather than by a deep pool of recent closings, and both buyers and sellers should treat any comparison to broader Atlantic Beach or Duval County trends with caution.
The location and the amenities are priced into every listing in The Cloister. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community with only 2 active listings, the value of local, on-the-ground knowledge goes up, not down — there is little public data to fall back on, and knowing what has moved, or sat, inside these gates matters more than any market-wide average. Momentum agents who track The Cloister specifically can flag new listings as they surface, help price against the community's real amenity package rather than assumptions about it, and coordinate directly with the HOA to confirm what is and is not currently included.
The Cloister in 15 seconds.
HOA, CDD & Fees
- No CDD
- HOA status not on record. Verify any dues before you offer
- 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.
Tools for a The Cloister 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 The Cloister sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in The Cloister, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your The Cloister home worth?
Get a no-obligation home value based on real comparable sales in The Cloister, 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 The Cloister on the map →
Price History: What Homes Here Have Actually Sold For
Median sale prices in The Cloister Atlantic Beach year by year since 2012, from closed MLS sales. Long-run history beats any single estimate: it shows what this community has actually done through rate cycles, not what a model guesses.
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Duval 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 · Duval 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.
The Cloister Market Scorecard
The Cloister is currently a strong buyer's market. About 24.0 months of supply, a median asking price of $1,715,000, and homes go under contract in about 108 days.
Typical home value in the 32233 ZIP is $493,368, about 21.2% above 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
Is The Cloister a buyer's or seller's market right now?
What schools serve The Cloister?
Who is the best real estate agent for The Cloister?
How do I find a top Atlantic Beach real estate agent who knows The Cloister?
Can Momentum Realty connect me with an agent for The Cloister?
Should you buy in The Cloister?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near The Cloister with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: August 26, 2026) |
| Under-contract shares | realMLS records, as of 2026-08-18 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2002 (53 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 your area comps.
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See how The Cloister fits the bigger picture — live prices, inventory, and Momentum Scores: