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
As of September 2026, the MLS records 52 closed sales in The Courtyards in Atlantic Beach, FL since 2001, the most recent in April 2026. Recorded prices since 2024 ran from $179,900 to $242,000 (median $234,500), on homes of 1,035 to 1,178 sq ft. Across Atlantic Beach as a whole, 191 homes closed in the last 12 months at a median of $610,000, 49 median days on market, with 39 homes for sale today. At that median and Duval County's FY2025-26 rate of 17.86 mills, annual property tax runs about $4,190 ($3,450 with the full homestead exemption).
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.
Nearby homes for sale
No active listings inside The Courtyards 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
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.
realMLS (Northeast Florida) sales records identify 27 homes in The Courtyards that have changed hands since 2001, built between 1986 and 1995 (median 1987), with a median living area of about 1,050 sq ft and a typical 2-bedroom, 2-bath layout; 96% 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.
The setting & the homes.
Aerial and on-site photos of The Courtyards. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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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, 104 homes are on the market and 36% are under contract — a fast-moving corner of Atlantic Beach.
Across Duval County, 3,905 homes are active and 1,695 pending (30% under contract).
In ZIP 32233 (Atlantic Beach), 319 homes closed in the last 12 months at a median of $588K ($379/sq ft), down 14.0% year over year, with a median 46 days on market. Right now 48 active and 22 pending listings put supply at about 2.9 months — a balanced market. See the live ZIP 32233 housing market and the Duval County market.
ZIP and county figures describe the wider market, not The Courtyards specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in The Courtyards, 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.
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
- 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.
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.
See all homes for sale in Atlantic Beach →
Should you buy in The Courtyards?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: September 13, 2026) |
| Under-contract shares | realMLS records, as of 2026-09-12 |
| 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 local comps.
Looking to buy here? Search homes for sale →
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A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how The Courtyards fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
Explore more neighborhoods near The Courtyards with Momentum Realty’s local guides.
Schools serving nearby communities
We do not have a confirmed school assignment for The Courtyards. These are the public schools most often assigned to other communities in ZIP 32233; zones change and vary by address, so confirm with the district before you buy.
- Duncan U. Fletcher High School · 9-12 · FLDOE grade A (assigned to 22 nearby communities)
- Mayport Coastal Sciences Middle School · 6-8 (assigned to 19 nearby communities)
- Atlantic Beach Elementary School · PreK-5 · FLDOE grade A (assigned to 18 nearby communities)
- Duncan Fletcher High School · High (assigned to 6 nearby communities)
- Mayport Middle School · Middle (assigned to 5 nearby communities)
Assignments from district data for neighboring communities; grades are official Florida Department of Education school grades (2025-26).
Common questions about The Courtyards
Where is The Courtyards?
The Courtyards is a community in Atlantic Beach, Duval County, Florida, ZIP 32233.
Are there homes for sale in The Courtyards right now?
No active listings inside The Courtyards at the last feed refresh. The nearest homes for sale, with distances from the community, are shown on this page and refreshed nightly.
Does The Courtyards have an HOA or CDD?
No HOA is on record for The Courtyards in our data. Verify dues, what they cover, and any special assessment for a specific address before you offer.
Answers are generated from county property records, MLS feeds and the figures on this page, as of the page date; deemed reliable but not guaranteed.
The Courtyards Market Scorecard
The Courtyards is currently a no active listings market. Limited supply, a median asking price of n/a.
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.