Watermans Bluff
Homes for Sale in Yulee, FL
All 177 homes for sale in Yulee, FL · median $415,000 · 183 homes for sale in 32097 · Nassau County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of SUMMER HOUSE REALTY · via realMLS
As of November 2026, Watermans Bluff in Yulee, FL has 2 homes for sale. Homes listed or recently sold were built 2015–2026 with 1 new construction; 3 of 3 report an HOA (median $158/mo); none of the 3 geocoded homes sit in a FEMA special flood hazard zone (median elevation 15 ft).
Last 30 days in Watermans Bluff: 1 new listing (median asking $675,000). As of November 13, 2026, realMLS.
Watermans Bluff is a small, gated enclave in Yulee built out between 2015 and 2024 — every home here is new-construction era, with no older resale stock to compete against. What actually sets value in this community isn't square footage alone, though at a median 3,240 square feet these are larger-format homes; it's the amenity package attached to the address: gated and key-card entry, 24-hour security, a marina, boat dock, fishing access, a park, and a clubhouse, all still under developer management. That combination is the premium buyers are paying for, not just the house itself.
With just 22 homes in the entire community and only 5 currently active, this reads as a buyer-leaning market by the numbers — months of supply sits at 60, meaning at the current pace of sales it would take years to sell through what's listed. For a buyer, that translates into real negotiating room and less competition on any single listing. For a seller, pricing and presentation matter more than urgency; there's no crowd of comparable listings pushing offers, but there's also no crowd of buyers forced to choose you over a dozen alternatives.
Figures in this note are as of July 15, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Watermans Bluff right now
🟢 Buyer-leaning market. 12.0 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 November 12, 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 November 13, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Watermans Bluff is a gated, waterfront community of 22 homes in Yulee built between 2015 and 2024, anchored by a marina, boat dock, and clubhouse — a small, still-developing pocket of Nassau County where inventory turns slowly and by design.
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 Watermans Bluff. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Watermans Bluff
Watermans Bluff
Watermans Bluff
Watermans Bluff
Watermans Bluff
Watermans BluffPhotos from realMLS listings in Watermans Bluff; content deemed reliable but not guaranteed.
Who Watermans Bluff is best for.
Best for
- Buyers who want a new-construction home (built between 2015 and 2024) inside a gated, amenity-rich waterfront community.
- Buyers who prioritize larger living space — median homes run 3,240 square feet — and boat/marina access over move-in speed.
- Owner-occupants planning to homestead the property, in line with the community's existing ownership pattern.
Probably not for
- Buyers who need a wide pool of active listings to compare — only 5 of 22 homes are typically on the market.
- Buyers looking for an established, homeowner-run HOA rather than a still developer-managed community.
- Investors seeking a high-turnover rental strategy — the homestead share here points toward owner-occupancy, not rental churn.
The market around Watermans Bluff
Watermans Bluff is too small for its own price trend, so here is the market around it.
In ZIP 32097, 265 homes are on the market and 36% are under contract — a fast-moving corner of Yulee.
Across Nassau County, 505 homes are active and 178 pending (26% under contract).
In ZIP 32097 (Yulee), 618 homes closed in the last 12 months at a median of $454K ($197/sq ft), up 3.5% year over year, with a median 56 days on market. Right now 148 active and 63 pending listings put supply at about 2.9 months — a healthy market. See the live ZIP 32097 housing market and the Nassau County market.
ZIP and county figures describe the wider market, not Watermans Bluff specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Watermans Bluff
Live MLS inventory for Watermans 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 Watermans Bluff listings as of 2026-11-13, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
Every Home for Sale in Watermans Bluff Yulee Right Now (2)
All 2 active and pending Watermans Bluff Yulee listings with a detail page, newest first, refreshed twice a day from the MLS.
- 28411 Grandview Manor · $675,000 · 3 bd / 2 ba · listed Nov 9, 2026 · listed by Berkshire Hathaway Home Services Heymann Williams
- 29242 Grandview Manor · $799,990 · 4 bd / 3 ba · listed Aug 25, 2026 · listed by Drees Realty
Watermans 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 Watermans Bluff
- Gated · reported on 4 of 5 listings
- Fishing · reported on 3 of 5 listings
- Boat Dock · reported on 3 of 5 listings
- Security Gate · reported on 2 of 5 listings
- Park · reported on 2 of 5 listings
- Marina · reported on 1 of 5 listings
- Maintenance Grounds · reported on 1 of 5 listings
- Security · reported on 1 of 5 listings
- Management - Developer · reported on 1 of 5 listings
- 24 Hour Security · reported on 1 of 5 listings
- Key Card Entry · reported on 1 of 5 listings
- Clubhouse · reported on 1 of 5 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 Watermans Bluff are close: the nearest health is about 11 minutes away.
- VITAS Healthcare · Health11 min
- Down Under Restaurant · Dining12 min
- Nuanz Coffee Roasters · Coffee12 min
- Taqueria El Rincon · Groceries15 min
- Amelia Plaza · Shopping15 min
- Kids can be kids · Parks17 min
Approximate drive times via Mapbox Search + Directions, 2026-07-03. Verify for a specific address.
Nearby Communities
Explore more neighborhoods near Watermans 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
- Yulee Elementary SchoolFLDOE grade A · Public PK-5
- Yulee Middle SchoolFLDOE grade A · Public 6-8
- Yulee High SchoolFLDOE grade A · Public 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 Watermans Bluff address.
Shop the zone: Homes zoned for Yulee Elementary School · Homes zoned for Yulee Middle School
Recent Developments in Watermans Bluff
Development, infrastructure, retail, and school activity affecting Watermans 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 9 miles east of Watermans 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 site is about 5 miles southeast of Watermans Bluff.
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 site is about 3 miles east of Watermans Bluff.
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 site is about 8 miles southeast of Watermans Bluff.
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 4 miles west of Watermans 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 4 miles west of Watermans 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 Watermans Bluff buying strategy.
If we were buying in Watermans 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.
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 Watermans Bluff.
A Small, Amenity-Heavy Waterfront Pocket of Nassau County
The amenity list here reads more like a private marina club than a standard subdivision: gated entry with a security gate and key-card access, 24-hour security, fishing access, a boat dock, a full marina, a park, and a clubhouse, with grounds maintenance handled for owners. The community is still under developer management, which is worth flagging for buyers — governance, dues structure, and amenity buildout can still be in flux until a homeowner-run association takes over.
Every home in Watermans Bluff was built between 2015 and 2024, with a median living area of 3,240 square feet — this is a community of larger, newer homes, not a mix of eras and sizes. Ownership skews owner-occupied: 55.9% of homes carry a homestead exemption, meaning more than half the community is a primary residence rather than an investment or second home. Combined with just 22 total homes and 5 active listings, this is a tightly held pocket where turnover is inherently limited.
The location and the amenities are priced into every listing in Watermans Bluff. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a 22-home community where only 5 are ever on the market at once, timing is everything — an agent who isn't watching this specific gated community closely will miss listings between showings. Momentum's Nassau County presence means tracking a thin-inventory, developer-managed community like this as a matter of course, so buyers hear about a new listing immediately and sellers get priced against the handful of true comparables that exist, not a generic Yulee average.
Watermans Bluff in 15 seconds.
Tools for a Watermans 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 Watermans Bluff sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Watermans 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 Watermans Bluff home worth?
Get a no-obligation home value based on real comparable sales in Watermans 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 Watermans Bluff
Homes in Watermans 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. 1 on record.
- 29103 Grandview Manor · off market
| Location | Yulee, Nassau County, FL · ZIP 32097, 32207 |
|---|---|
| Homes in the community | 22 (FL DOR 2025 assessment roll) |
| Years built | 2015–2024 (median 2020.5) |
| Typical living area | 3,240 sq ft (median) |
| Amenities listed by sellers | Boat Dock, Fishing, Gated, Park, Security Gate |
| For sale right now | 2 active, 0 pending · median asking $737,495 · 12.0 months of supply |
| Owner-occupied (homestead) share | 56% |
| Zoned public schools | Yulee Elementary School (A, FLDOE 2025-26); Yulee Middle School (A, FLDOE 2025-26); Yulee High School (A, FLDOE 2025-26) |
Data as of November 12, 2026. Data provided by realMLS; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Watermans Bluff key facts,” movewithmomentum.com/neighborhoods/watermans-bluff-yulee, data as of November 12, 2026.
Housing distress & ownership in Watermans 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.
Just listed in Watermans Bluff
The newest homes for sale in Watermans Bluff right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 28411 Grandview Manor $675,000 · 3 bd · 2 ba · 2,253 sq ft · listed Nov 10, 2026 Courtesy of BERKSHIRE HATHAWAY HOME SERVICES HEYMANN WILLIAMS
- 29242 Grandview Manor $799,990 · 4 bd · 3 ba · 3,001 sq ft · listed May 12, 2026 Courtesy of DREES REALTY
Checked against the MLS nightly. All new listings in this market.
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.
Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- Grandview Manor (30 homes on record)
36% 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 (2026-11-13).
Email me new listings in Watermans 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 Watermans Bluff
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Watermans Bluff will answer, and the answer is published on this page for the next buyer.
Price History: What Homes Here Have Actually Sold For
Median sale prices in Watermans Bluff Yulee year by year since 2015, 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.
Frequently Asked Questions
Is Watermans Bluff a buyer's or seller's market right now?
How many homes are in Watermans Bluff?
What share of Watermans Bluff is owner-occupied?
When were the homes in Watermans Bluff built?
What schools serve Watermans Bluff?
Who is the best real estate agent for Watermans Bluff?
How do I find a top Yulee real estate agent who knows Watermans Bluff?
Can Momentum Realty connect me with an agent for Watermans Bluff?
Where is Watermans Bluff, and what county is it in?
How far is Watermans Bluff from downtown Jacksonville and the beach?
Should you buy in Watermans 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 13, 2026) |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (2 streets, ZIP 32034/32097/32207)) |
| Under-contract shares | realMLS records, as of 2026-11-12 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2015 (60 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.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how Watermans Bluff fits the bigger picture — live prices, inventory, and Momentum Scores: