Tributary
Homes for Sale in Yulee, FL
True comps, carrying-cost math, and listings before the portals.
Tributary right now
🟡 Balanced market. 3.2 months of supply and 46% of the inventory already under contract put buyers and sellers on roughly even footing.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: Very High (52 active and pending listings, 108 closed sales in 12 months).
🟡 Still climbing. The trailing-12-month median ($456K) is up 5.2% from the prior 12 months ($434K).Momentum Research, record-level realMLS closed sales, 12-month windows ending August 10. Confidence: Very High (108 and 109 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated August 10, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Tributary market snapshot (as of August 10, 2026): the median sale price is about $456K ($192 per sq ft over the trailing 12 months of closed sales), a median 63 days on market for closed sales, and 3.2 months of supply, a balanced market. The trailing-12-month median is up 5% from the prior 12 months, computed from record-level realMLS closed sales (108 closings in the current window).
Tributary is a community of 341 homes in Yulee, Nassau County, built between 2021 and 2024 (median 2023), with a median living area of about 2,452 square feet. 43% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
The setting & the homes.
Aerial and on-site photos of Tributary. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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TributaryPrice History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending August 10 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($456K) IS the median in the snapshot above, and the move from 2025 ($434K) IS the +5.2% one-year change.
Windows contain 2 to 111 sales each (108 in the current window); every figure carries its sample size. Source: Data provided by realMLS. Deemed reliable but not guaranteed.
26% of homes for sale in ZIP 32034 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 (2026-08-10).
Tributary Market Scorecard
Tributary is currently a balanced market. About 3.2 months of supply, a median asking price of $475,485, and homes go under contract in about 61 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Housing distress & ownership in Tributary, 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.
Homes For Sale Right Now in Tributary
Live MLS inventory for Tributary. 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 · 6 daysTop listing
Active · 61 days
Active · 89 days
Active · 89 days
Active · 104 days
Active · 81 days
Active · 61 days
Active · 61 days
Active · 61 days
Active · 53 days
Active · 37 days
Active · 102 days
Active · 55 days
Active · 110 daysActive and pending Tributary listings as of 2026-08-22, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
Tributary 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 Tributary
- Pool · reported on 61 of 63 listings
- Clubhouse · reported on 49 of 63 listings
- Fitness Center · reported on 48 of 63 listings
- Playground · reported on 47 of 63 listings
- Pickleball · reported on 41 of 63 listings
- Dog Park · reported on 39 of 63 listings
- Jogging Path · reported on 37 of 63 listings
- Park · reported on 33 of 63 listings
- Trash · reported on 6 of 63 listings
- Gated · reported on 6 of 63 listings
- Security Gate · reported on 4 of 63 listings
- Maintenance Grounds · reported on 3 of 63 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 Tributary are close: the nearest groceries is about 1 minutes away.
- Target Grocery · Groceries1 min
- Starbucks · Coffee1 min
- Shoppes at Amelia Concourse · Shopping2 min
- Melton O. Nelson Memorial Park · Parks2 min
- UF Health Wildlight Ambulatory Care Center · Health9 min
Approximate drive times via Mapbox Search + Directions, 2026-07-03. Verify for a specific address.
Schools
- Nassau County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Yulee Elementary SchoolFLDOE grade A · PreK-5
- Yulee Middle SchoolFLDOE grade A · 6-8
- Yulee 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 Nassau County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Tributary address.
Recent Developments in Tributary
Development, infrastructure, retail, and school activity affecting Tributary, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated June 2026.
- March 2026Schools
Cornerstone Classical Academy charter for Wildlight clears state review step
Nassau County's first charter school, planned for the Wildlight community in Yulee, moved closer after a state committee approved its application. The Cornerstone Classical Academy campus is targeting a 2027 opening in Wildlight's Garden District near Riverbluff Parkway and Pages Dairy Road. The school would add another education option along the growing Yulee corridor east of Tributary.
What it may mean for the marketAdditional school capacity in the broader Yulee area could ease enrollment pressure that growth has historically placed on nearby public schools, though timelines may shift.
Source: News-Leader (Fernandina Beach) - December 2025Civic
Community First Credit Union seeks permit for first Yulee branch
Community First Credit Union has a building permit application under Nassau County review for a branch at Crosstown Avenue and Florida 200 in the Wildlight community. The roughly $935,000 project would be the credit union's first location in Yulee and its third in Nassau County. The site sits along the same State Road 200 corridor that connects to Tributary.
What it may mean for the marketNew financial and commercial services along State Road 200 may add everyday conveniences that have historically followed residential growth in the corridor.
Source: Jacksonville Daily Record - September 2025Development
Wildlight names first four homebuilders for Garden District phase
The Wildlight master-planned community named Ashton Woods, David Weekley Homes, Perry Homes, and Toll Brothers as the first builders for its new Garden District in Yulee. The district spans 4,700 acres with about 2,000 acres of conservation and is planned for roughly 4,100 homes at build-out, with first model homes expected in mid-2026. The expansion sits in the same Nassau County market as Tributary.
What it may mean for the marketA large new wave of for-sale inventory in the Yulee market could broaden buyer choices and may influence pricing dynamics across nearby communities over time.
Source: Jacksonville Daily Record - August 2025Builder Activity
Townhomes of Westerly Park advances in Wildlight with David Weekley Homes
The Nassau County Development Review Committee recommended approval of civil plans for a 124-unit townhome project by David Weekley Homes within Wildlight's Westerly Park. The townhomes sit in the town district near Wildlight Elementary School, and model homes were under construction with sales expected to begin in fall 2025. The Westerly Park neighborhood is planned for more than 500 homes total with a Suncatch Park amenity center.
What it may mean for the marketAttached-home product entering the Yulee corridor may add a lower price-point option that has historically appealed to buyers comparing detached homes in communities like Tributary.
Source: Jacksonville Daily Record - July 2025Retail & Dining
Shoppes at Yulee proposed with supercenter-sized anchor near I-95
Plans for the Shoppes at Yulee call for a shopping center anchored by a roughly 175,360 square foot retail store off Florida 200 just west of Interstate 95. The nearly 30-acre site would include 701 parking spaces and four outparcels, with Sleiman Enterprises and Gatlin Development Co. involved. The project still requires rezoning and a comprehensive plan amendment to advance.
What it may mean for the marketA large-format retail anchor near the I-95 and State Road 200 interchange could expand shopping options for the Yulee corridor, though approvals remain pending.
Source: Jacksonville Daily Record - March 2025Development
Garden District neighborhood planned with up to 425 homes
Nassau County's Development Review Committee reviewed plans for up to 425 single-family homes on about 155 acres in Wildlight's Garden District, the largest of three neighborhoods presented in as many weeks. Plans show two parks, a multiuse trail, and a golf cart path, with a minimum lot size of 5,000 square feet. The proposal joined separate 365-home and 250-home neighborhoods moving through review at the same time.
What it may mean for the marketRapid stacking of new neighborhood approvals signals sustained homebuilding momentum in Yulee that could shape the competitive landscape near Tributary.
Source: Jacksonville 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 Tributary buying strategy.
If we were buying in Tributary 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 Tributary.
A closer look at the Tributary market
At a median of $192 per square foot, Tributary 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 3.2 months of supply, a balanced market and the trailing-12-month median up 5% year over year. Homes that do trade take a median 63 days on market, useful leverage on any listing that has lingered.
The housing stock is 341 homes built between 2021 and 2024, and 43% of parcels are homesteaded — the owner-occupancy proxy in the Florida DOR assessment roll.
The location and the amenities are priced into every listing in Tributary. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Tributary buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 4 factors (6.7). Basis: Recent Direction +5.2% year-over-year; Liquidity & Demand 3.2 months of supply; Owner Commitment 43% owner-occupied; Pricing Power 97.8% sale-to-list. Refreshed with each data update.
HOA, CDD & Fees
- Has a CDD assessment
- 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.
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Tools for a Tributary 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 Tributary sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Tributary, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Tributary home worth?
Get a no-obligation home value based on real comparable sales in Tributary, 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 Tributary on the map →
Frequently Asked Questions
What is the median home price in Tributary?
How long do homes in Tributary take to sell?
Is Tributary a buyer's or seller's market right now?
How many homes are in Tributary?
What share of Tributary is owner-occupied?
When were the homes in Tributary built?
What schools serve Tributary?
Who is the best real estate agent for Tributary?
How do I find a top Yulee real estate agent who knows Tributary?
Can Momentum Realty connect me with an agent for Tributary?
Nearby Communities
Explore more neighborhoods near Tributary with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: August 10, 2026) |
| Community market stats | realMLS closed sales, 12-month windows ending August 10, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (10 streets, ZIP 32034/32097)) |
| 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 2021 (444 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.
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