The Courtyards
Homes for Sale in Atlantic Beach, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of CHAD AND SANDY REAL ESTATE GROUP · via realMLS
The Courtyards is a small, established Atlantic Beach community of 46 homes built between 1987 and 1997, with a median year built of 1996 — meaning most of the stock arrived toward the tail end of that build-out. Median living area lands at 1,286.5 square feet, so this is a compact-footprint community; that size baseline, more than anything else, is what should drive pricing comparisons here.
Right now there are zero active listings and the recent window shows just one closing — that is a thin market by any measure. For a buyer, it means patience and being ready to move the moment something surfaces; for a seller, it means very little competing inventory to price against, though it also means fewer recent comps to lean on when setting an ask.
The 60-Second Overview
The Courtyards is a 46-home Atlantic Beach community built out between 1987 and 1997, anchored by a shared pool and a compact median living area of 1,286.5 square feet.
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 Courtyards. Swipe to explore the community.
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The CourtyardsPhotos from realMLS listings in The Courtyards; content deemed reliable but not guaranteed.
Who The Courtyards is best for.
Best for
- Buyers prioritizing a compact, easy-to-maintain home over maximum square footage
- Buyers comfortable waiting for scarce inventory and moving quickly when the right unit appears
- Owners who want access to a shared pool amenity without a large, complex community structure
Probably not for
- Buyers who need a large-format home well above 1,286.5 square feet of living area
- Buyers who want a wide selection of active listings to compare before deciding
- Sellers expecting a fast sale in a market that has produced only one recent closing
The market around The Courtyards
The Courtyards 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 Courtyards specifically. Momentum Research analysis of MLS records.
Life at The Courtyards
- Pool · reported on 1 of 1 listings
Community amenities as reported across realMLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
The The Courtyards buying strategy.
If we were buying in The Courtyards 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 The Courtyards.
A Small, Established Footprint
With only 46 homes total, The Courtyards is one of the smaller platted communities in Atlantic Beach, and its build-out — 1987 to 1997, with a median year built of 1996 — puts most of the housing stock in a single, fairly narrow construction era. A median living area of 1,286.5 square feet signals efficient, lower-maintenance floor plans rather than large-format homes, which is the main variable to weigh against any comp outside the community.
A community pool is the identified shared amenity — verify current access and any HOA terms directly, since MLS-reported amenities do not always reflect current condition or rules. A homestead share of 63% suggests owner-occupancy is the norm here rather than the exception, and with zero active listings and only one closing in the recent window, transaction volume is genuinely low — that scarcity is itself a market signal worth factoring into any offer or listing strategy.
The location and the amenities are priced into every listing in The Courtyards. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community this thin on active inventory — zero listings on the market and just one recent closing — you need a team paying attention before something is publicly listed, and one that can accurately size up a 46-home comp set built almost entirely within a single, easy-to-mis-price construction era. Momentum tracks Atlantic Beach communities like The Courtyards at this level of detail so you are not guessing.
The Courtyards in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA. Confirm current dues
- 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 The Courtyards 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 Courtyards sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in The Courtyards, 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 Courtyards home worth?
Get a no-obligation home value based on real comparable sales in The Courtyards, 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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Should you buy in The Courtyards?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near The Courtyards with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: August 20, 2026) |
| Under-contract shares | realMLS records, as of 2026-08-18 |
| Historical depth | Closed-sale records back to 2001 (52 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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