97447 Bluff View Cir · Yulee, FL 32097

$320,000

3 bd · 2.0 ba · 2,006 sqft · SingleFamily public records · 131 Days on market

Built 2007 0.25 ac lot Est $433k · 26% under $82/mo HOA · 3% of rent

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Cash flow +10.8/30.0
• Appreciation +10.0/10.0
• Schools +6.0/10.0
• Livability +3.3/5.0
• Rent growth +3.2/5.0
• DSCR +3.1/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Motivated Seller! Prime Opportunity in Highly Desirable Nassau County! Discover the potential in this spacious 2,006 SF home featuring 3 bedrooms, 2 full baths, and a dedicated office that can easily function as a fourth bedroom, guest space, or hobby room. Nestled on a generous ¼-acre lot within a gated community, this property offers the perfect foundation for personalization and added value—bring your vision and a bit of TLC to make it truly shine. Enjoy the peace of mind that comes with gated living while staying just minutes from top-rated schools, shopping, dining, and the pristine beaches of Amelia Island. With quick access to I-95 and US-17, commuting to Jacksonville, Kings Bay, Georgia, or Fernandina Beach is a breeze. Opportunities like this are rare in one of Northeast Florida’s most sought-after areas. Priced to sell—act now and make this home your own.

Key facts

• Gated community
• Minutes from i-95
• Beautiful beaches

Tags

• GATED COMMUNITY
• OPEN-CONCEPT LAYOUT
• MODERN EAT-IN KITCHEN
• MINUTES FROM I-95
• TOP-RATED SCHOOLS
• BEAUTIFUL BEACHES

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee ($82); Association maintains grounds and provides security; Community sidewalks; Gated community amenity

Exterior

• Parking: Attached garage (2 spaces)
• Security: Gated community
• Utilities: Underground electric; Public sewer; Water available and connected; Electricity available and connected; Sewer available and connected
• Home design: Single family residence; One story with entry on level 1; Northwest facing
• Construction: Frame and stucco construction; Shingle roof
• Exterior features: Covered patio; Security gate; City street frontage; Asphalt road surface

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric, heat pump); Central air conditioning (electric)
• Interior features: Breakfast bar and breakfast nook; Ceiling fans; Eat-in kitchen; Entrance foyer; Open floorplan; Pantry; Primary bathroom with separate tub and shower; Split bedroom layout; Vaulted ceilings; Walk-in closets; Gas fireplace (one)
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-147 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $294k (8.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (23.2% below list).
• Recommended offer: $246k (23.2% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 3.4% in Yulee — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 66/100 on livability (#605 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-, crime B+; Watch: amenities F, commute F, health & safety F.
• Nassau (town): math 74% / reading 65% proficiency, ranked #4 of 73 in FL (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Yulee Primary School (658 students, 51% FRL); Yulee Middle School (math 73% / reading 61%, grade A-, #80 of 571 statewide, top 14%, 1,202 students, 41% FRL); Yulee High School (math 52% / reading 54%, grade C-, #148 of 667 statewide, top 23%, 1,407 students, 35% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: Rents rising (+2.9%/yr); 596 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 953 units permitted in Nassau County in 2024 (24 in 5+ unit buildings).
• This rent runs 32% of the median local income ($93k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $34k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
• Nassau County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 16y ago; this cycle's ask has dropped $30k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $175k; list at $320k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $245,636 (23.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.77% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.96%
• DSCR: 0.91
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $433,296
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
97195 Bluff View Cir	0.07mi	4/2.0 (+1)	1,875 (-6%)	14mo	$390,000	$208	69
87595 Roses Bluff Rd	0.31mi	3/2.0	1,932 (-4%)	17mo	$457,250	$237	65
87529 Roses Bluff Rd	0.60mi	3/2.0	1,974 (-2%)	5mo	$400,000	$203	65
97082 Bluff View Cir	0.20mi	4/2.0 (+1)	1,840 (-8%)	12mo	$460,000	$250	62
29103 Grandview Mnr	0.28mi	3/2.5	2,219 (+11%)	7mo	$755,000	$340	61
87469 Creekside Dr	0.72mi	3/2.0	1,972 (-2%)	6mo	$352,400	$179	58
88083 Maybourne Rd	0.71mi	3/2.0	2,016 (+0%)	11mo	$472,000	$234	57
96782 Chester Rd	0.40mi	3/2.5	1,800 (-10%)	11mo	$335,000	$186	53
87555 Creekside Dr	0.63mi	3/2.0	1,900 (-5%)	13mo	$349,000	$184	51
28411 Grandview Mnr	0.46mi	3/2.0	2,253 (+12%)	9mo	$610,000	$271	51
87094 Villa Ln	0.68mi	4/2.0 (+1)	1,879 (-6%)	17mo	$406,000	$216	39
56342 Creekside Dr	0.70mi	4/3.0 (+1)	2,286 (+14%)	18mo	$470,000	$206	20

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 2.88% rent growth · sell at horizon

5-year hold

• IRR: 22.8%
• Equity multiple: 2.84×
• Total profit: $164,601
• Equity at exit: $288,281

10-year hold

• IRR: 20.4%
• Equity multiple: 6.48×
• Total profit: $491,394
• Equity at exit: $621,690

Cash invested: $89,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 32097

• Home prices YoY: 19.5%
• Rents YoY: 2.9%
• Active inventory: 596
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,456 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$194 /mo · $2,325/yr
• Insurance: −$133
• HOA: −$82
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $-147

Break-even live

Break-even rent $2,642

Max offer price $294,082

Occupancy floor —

Sensitivity live

Price	-10% $34	-5% $-56	+0% $-147	+5% $-237	+10% $-328
Rent	-10% $-341	-5% $-244	+0% $-147	+5% $-50	+10% $47
Rate	-1.0pp $14	-0.5pp $-65	base $-147	+0.5pp $-230	+1.0pp $-314

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
97122 Yorkshire Dr Yulee, FL	4.0	2.0	2522	$2,640	$1.05	4d	1	0.24mi

HOA detail

• Monthly dues: $82 · $984/yr
• Likely covers: security

Listing history 43 events

1. 2026-06-18
   days on market $320,000 Active 131 DOM
2. 2026-06-17
   days on market $320,000 Active 130 DOM
3. 2026-06-16
   days on market $320,000 Active 129 DOM
4. 2026-06-15
   days on market $320,000 Active 128 DOM
5. 2026-06-13
   days on market $320,000 Active 126 DOM
6. 2026-06-13
   days on market $320,000 Active 125 DOM
7. 2026-06-09
   days on market $320,000 Active 122 DOM
8. 2026-06-08
   days on market $320,000 Active 121 DOM
9. 2026-06-07
   days on market $320,000 Active 120 DOM
10. 2026-06-05
    days on market $320,000 Active 117 DOM
11. 2026-06-03
    days on market $320,000 Active 116 DOM
12. 2026-06-02
    days on market $320,000 Active 115 DOM
13. 2026-06-01
    days on market $320,000 Active 114 DOM
14. 2026-05-31
    days on market $320,000 Active 113 DOM
15. 2026-05-13
    price $335,000

    Show marketing remark (902 chars)

    Motivated Seller! Prime Opportunity in Highly Desirable Nassau County! Discover the potential in this spacious 2,006 SF home featuring 3 bedrooms, 2 full baths, and a dedicated office that can easily function as a fourth bedroom, guest space, or hobby room. Nestled on a generous ¼-acre lot within a gated community, this property offers the perfect foundation for personalization and added value—bring your vision and a bit of TLC to make it truly shine. Enjoy the peace of mind that comes with gated living while staying just minutes from top-rated schools, shopping, dining, and the pristine beaches of Amelia Island. With quick access to I-95 and US-17, commuting to Jacksonville, Kings Bay, Georgia, or Fernandina Beach is a breeze. Opportunities like this are rare in one of Northeast Florida’s most sought-after areas. Priced to sell—act now and make this home your own.

16. 2026-05-13
    price $335,000 902-char remark

    Show marketing remark (902 chars)

    Motivated Seller! Prime Opportunity in Highly Desirable Nassau County! Discover the potential in this spacious 2,006 SF home featuring 3 bedrooms, 2 full baths, and a dedicated office that can easily function as a fourth bedroom, guest space, or hobby room. Nestled on a generous ¼-acre lot within a gated community, this property offers the perfect foundation for personalization and added value—bring your vision and a bit of TLC to make it truly shine. Enjoy the peace of mind that comes with gated living while staying just minutes from top-rated schools, shopping, dining, and the pristine beaches of Amelia Island. With quick access to I-95 and US-17, commuting to Jacksonville, Kings Bay, Georgia, or Fernandina Beach is a breeze. Opportunities like this are rare in one of Northeast Florida’s most sought-after areas. Priced to sell—act now and make this home your own.

17. 2026-05-07
    price $339,000

    Show marketing remark (902 chars)

    Motivated Seller! Prime Opportunity in Highly Desirable Nassau County! Discover the potential in this spacious 2,006 SF home featuring 3 bedrooms, 2 full baths, and a dedicated office that can easily function as a fourth bedroom, guest space, or hobby room. Nestled on a generous ¼-acre lot within a gated community, this property offers the perfect foundation for personalization and added value—bring your vision and a bit of TLC to make it truly shine. Enjoy the peace of mind that comes with gated living while staying just minutes from top-rated schools, shopping, dining, and the pristine beaches of Amelia Island. With quick access to I-95 and US-17, commuting to Jacksonville, Kings Bay, Georgia, or Fernandina Beach is a breeze. Opportunities like this are rare in one of Northeast Florida’s most sought-after areas. Priced to sell—act now and make this home your own.

18. 2026-05-07
    price $339,000 902-char remark

    Show marketing remark (902 chars)

    Motivated Seller! Prime Opportunity in Highly Desirable Nassau County! Discover the potential in this spacious 2,006 SF home featuring 3 bedrooms, 2 full baths, and a dedicated office that can easily function as a fourth bedroom, guest space, or hobby room. Nestled on a generous ¼-acre lot within a gated community, this property offers the perfect foundation for personalization and added value—bring your vision and a bit of TLC to make it truly shine. Enjoy the peace of mind that comes with gated living while staying just minutes from top-rated schools, shopping, dining, and the pristine beaches of Amelia Island. With quick access to I-95 and US-17, commuting to Jacksonville, Kings Bay, Georgia, or Fernandina Beach is a breeze. Opportunities like this are rare in one of Northeast Florida’s most sought-after areas. Priced to sell—act now and make this home your own.

19. 2026-05-07
    price $335,000

    Show marketing remark (902 chars)

    Motivated Seller! Prime Opportunity in Highly Desirable Nassau County! Discover the potential in this spacious 2,006 SF home featuring 3 bedrooms, 2 full baths, and a dedicated office that can easily function as a fourth bedroom, guest space, or hobby room. Nestled on a generous ¼-acre lot within a gated community, this property offers the perfect foundation for personalization and added value—bring your vision and a bit of TLC to make it truly shine. Enjoy the peace of mind that comes with gated living while staying just minutes from top-rated schools, shopping, dining, and the pristine beaches of Amelia Island. With quick access to I-95 and US-17, commuting to Jacksonville, Kings Bay, Georgia, or Fernandina Beach is a breeze. Opportunities like this are rare in one of Northeast Florida’s most sought-after areas. Priced to sell—act now and make this home your own.

20. 2026-05-07
    price $335,000 902-char remark

    Show marketing remark (902 chars)

    Motivated Seller! Prime Opportunity in Highly Desirable Nassau County! Discover the potential in this spacious 2,006 SF home featuring 3 bedrooms, 2 full baths, and a dedicated office that can easily function as a fourth bedroom, guest space, or hobby room. Nestled on a generous ¼-acre lot within a gated community, this property offers the perfect foundation for personalization and added value—bring your vision and a bit of TLC to make it truly shine. Enjoy the peace of mind that comes with gated living while staying just minutes from top-rated schools, shopping, dining, and the pristine beaches of Amelia Island. With quick access to I-95 and US-17, commuting to Jacksonville, Kings Bay, Georgia, or Fernandina Beach is a breeze. Opportunities like this are rare in one of Northeast Florida’s most sought-after areas. Priced to sell—act now and make this home your own.

21. 2026-04-05
    status Active 902-char remark

    Show marketing remark (902 chars)

    Motivated Seller! Prime Opportunity in Highly Desirable Nassau County! Discover the potential in this spacious 2,006 SF home featuring 3 bedrooms, 2 full baths, and a dedicated office that can easily function as a fourth bedroom, guest space, or hobby room. Nestled on a generous ¼-acre lot within a gated community, this property offers the perfect foundation for personalization and added value—bring your vision and a bit of TLC to make it truly shine. Enjoy the peace of mind that comes with gated living while staying just minutes from top-rated schools, shopping, dining, and the pristine beaches of Amelia Island. With quick access to I-95 and US-17, commuting to Jacksonville, Kings Bay, Georgia, or Fernandina Beach is a breeze. Opportunities like this are rare in one of Northeast Florida’s most sought-after areas. Priced to sell—act now and make this home your own.

22. 2026-04-05
    status Active

    Show marketing remark (902 chars)

    Motivated Seller! Prime Opportunity in Highly Desirable Nassau County! Discover the potential in this spacious 2,006 SF home featuring 3 bedrooms, 2 full baths, and a dedicated office that can easily function as a fourth bedroom, guest space, or hobby room. Nestled on a generous ¼-acre lot within a gated community, this property offers the perfect foundation for personalization and added value—bring your vision and a bit of TLC to make it truly shine. Enjoy the peace of mind that comes with gated living while staying just minutes from top-rated schools, shopping, dining, and the pristine beaches of Amelia Island. With quick access to I-95 and US-17, commuting to Jacksonville, Kings Bay, Georgia, or Fernandina Beach is a breeze. Opportunities like this are rare in one of Northeast Florida’s most sought-after areas. Priced to sell—act now and make this home your own.

23. 2026-03-19
    status Pending 902-char remark

    Show marketing remark (902 chars)

    Motivated Seller! Prime Opportunity in Highly Desirable Nassau County! Discover the potential in this spacious 2,006 SF home featuring 3 bedrooms, 2 full baths, and a dedicated office that can easily function as a fourth bedroom, guest space, or hobby room. Nestled on a generous ¼-acre lot within a gated community, this property offers the perfect foundation for personalization and added value—bring your vision and a bit of TLC to make it truly shine. Enjoy the peace of mind that comes with gated living while staying just minutes from top-rated schools, shopping, dining, and the pristine beaches of Amelia Island. With quick access to I-95 and US-17, commuting to Jacksonville, Kings Bay, Georgia, or Fernandina Beach is a breeze. Opportunities like this are rare in one of Northeast Florida’s most sought-after areas. Priced to sell—act now and make this home your own.

24. 2026-03-19
    status Pending

    Show marketing remark (902 chars)

    Motivated Seller! Prime Opportunity in Highly Desirable Nassau County! Discover the potential in this spacious 2,006 SF home featuring 3 bedrooms, 2 full baths, and a dedicated office that can easily function as a fourth bedroom, guest space, or hobby room. Nestled on a generous ¼-acre lot within a gated community, this property offers the perfect foundation for personalization and added value—bring your vision and a bit of TLC to make it truly shine. Enjoy the peace of mind that comes with gated living while staying just minutes from top-rated schools, shopping, dining, and the pristine beaches of Amelia Island. With quick access to I-95 and US-17, commuting to Jacksonville, Kings Bay, Georgia, or Fernandina Beach is a breeze. Opportunities like this are rare in one of Northeast Florida’s most sought-after areas. Priced to sell—act now and make this home your own.

25. 2026-01-31
    status Active

    Show marketing remark (902 chars)

    Motivated Seller! Prime Opportunity in Highly Desirable Nassau County! Discover the potential in this spacious 2,006 SF home featuring 3 bedrooms, 2 full baths, and a dedicated office that can easily function as a fourth bedroom, guest space, or hobby room. Nestled on a generous ¼-acre lot within a gated community, this property offers the perfect foundation for personalization and added value—bring your vision and a bit of TLC to make it truly shine. Enjoy the peace of mind that comes with gated living while staying just minutes from top-rated schools, shopping, dining, and the pristine beaches of Amelia Island. With quick access to I-95 and US-17, commuting to Jacksonville, Kings Bay, Georgia, or Fernandina Beach is a breeze. Opportunities like this are rare in one of Northeast Florida’s most sought-after areas. Priced to sell—act now and make this home your own.

26. 2026-01-31
    status Active 902-char remark

    Show marketing remark (902 chars)

    Motivated Seller! Prime Opportunity in Highly Desirable Nassau County! Discover the potential in this spacious 2,006 SF home featuring 3 bedrooms, 2 full baths, and a dedicated office that can easily function as a fourth bedroom, guest space, or hobby room. Nestled on a generous ¼-acre lot within a gated community, this property offers the perfect foundation for personalization and added value—bring your vision and a bit of TLC to make it truly shine. Enjoy the peace of mind that comes with gated living while staying just minutes from top-rated schools, shopping, dining, and the pristine beaches of Amelia Island. With quick access to I-95 and US-17, commuting to Jacksonville, Kings Bay, Georgia, or Fernandina Beach is a breeze. Opportunities like this are rare in one of Northeast Florida’s most sought-after areas. Priced to sell—act now and make this home your own.

27. 2026-01-12
    status Pending

    Show marketing remark (902 chars)

    Motivated Seller! Prime Opportunity in Highly Desirable Nassau County! Discover the potential in this spacious 2,006 SF home featuring 3 bedrooms, 2 full baths, and a dedicated office that can easily function as a fourth bedroom, guest space, or hobby room. Nestled on a generous ¼-acre lot within a gated community, this property offers the perfect foundation for personalization and added value—bring your vision and a bit of TLC to make it truly shine. Enjoy the peace of mind that comes with gated living while staying just minutes from top-rated schools, shopping, dining, and the pristine beaches of Amelia Island. With quick access to I-95 and US-17, commuting to Jacksonville, Kings Bay, Georgia, or Fernandina Beach is a breeze. Opportunities like this are rare in one of Northeast Florida’s most sought-after areas. Priced to sell—act now and make this home your own.

28. 2026-01-12
    status Pending 902-char remark

    Show marketing remark (902 chars)

    Motivated Seller! Prime Opportunity in Highly Desirable Nassau County! Discover the potential in this spacious 2,006 SF home featuring 3 bedrooms, 2 full baths, and a dedicated office that can easily function as a fourth bedroom, guest space, or hobby room. Nestled on a generous ¼-acre lot within a gated community, this property offers the perfect foundation for personalization and added value—bring your vision and a bit of TLC to make it truly shine. Enjoy the peace of mind that comes with gated living while staying just minutes from top-rated schools, shopping, dining, and the pristine beaches of Amelia Island. With quick access to I-95 and US-17, commuting to Jacksonville, Kings Bay, Georgia, or Fernandina Beach is a breeze. Opportunities like this are rare in one of Northeast Florida’s most sought-after areas. Priced to sell—act now and make this home your own.

29. 2026-01-05
    listed $350,000 Active 902-char remark

    Show marketing remark (902 chars)

    Motivated Seller! Prime Opportunity in Highly Desirable Nassau County! Discover the potential in this spacious 2,006 SF home featuring 3 bedrooms, 2 full baths, and a dedicated office that can easily function as a fourth bedroom, guest space, or hobby room. Nestled on a generous ¼-acre lot within a gated community, this property offers the perfect foundation for personalization and added value—bring your vision and a bit of TLC to make it truly shine. Enjoy the peace of mind that comes with gated living while staying just minutes from top-rated schools, shopping, dining, and the pristine beaches of Amelia Island. With quick access to I-95 and US-17, commuting to Jacksonville, Kings Bay, Georgia, or Fernandina Beach is a breeze. Opportunities like this are rare in one of Northeast Florida’s most sought-after areas. Priced to sell—act now and make this home your own.

30. 2026-01-04
    listed $350,000 Active
31. 2025-12-31
    historical 691-char remark

    Show marketing remark (691 chars)

    MOTIVATED SELLER! Welcome to 97447 Bluff View Circle - your future dream home in the heart of charming Yulee, Florida in sought after NASSAU COUNTY! This spacious 3-bedroom, 2-bath home is tucked inside a private, gated community offering privacy and Convenience. Step inside to an open-concept layout featuring a modern eat-in kitchen that flows seamlessly into the Great Room—perfect for entertaining or everyday living. With plenty of room to personalize, this home is full of potential! Priced to sell and ideally located just minutes from I-95, top-rated schools, shopping, and the beautiful beaches of Amelia Island. Don't miss your opportunity to make this home your own!

32. 2025-12-03
    price $350,000 691-char remark

    Show marketing remark (691 chars)

    MOTIVATED SELLER! Welcome to 97447 Bluff View Circle - your future dream home in the heart of charming Yulee, Florida in sought after NASSAU COUNTY! This spacious 3-bedroom, 2-bath home is tucked inside a private, gated community offering privacy and Convenience. Step inside to an open-concept layout featuring a modern eat-in kitchen that flows seamlessly into the Great Room—perfect for entertaining or everyday living. With plenty of room to personalize, this home is full of potential! Priced to sell and ideally located just minutes from I-95, top-rated schools, shopping, and the beautiful beaches of Amelia Island. Don't miss your opportunity to make this home your own!

33. 2025-12-03
    price $350,000

    Show marketing remark (691 chars)

    MOTIVATED SELLER! Welcome to 97447 Bluff View Circle - your future dream home in the heart of charming Yulee, Florida in sought after NASSAU COUNTY! This spacious 3-bedroom, 2-bath home is tucked inside a private, gated community offering privacy and Convenience. Step inside to an open-concept layout featuring a modern eat-in kitchen that flows seamlessly into the Great Room—perfect for entertaining or everyday living. With plenty of room to personalize, this home is full of potential! Priced to sell and ideally located just minutes from I-95, top-rated schools, shopping, and the beautiful beaches of Amelia Island. Don't miss your opportunity to make this home your own!

34. 2025-11-11
    price $370,000 691-char remark

    Show marketing remark (691 chars)

    MOTIVATED SELLER! Welcome to 97447 Bluff View Circle - your future dream home in the heart of charming Yulee, Florida in sought after NASSAU COUNTY! This spacious 3-bedroom, 2-bath home is tucked inside a private, gated community offering privacy and Convenience. Step inside to an open-concept layout featuring a modern eat-in kitchen that flows seamlessly into the Great Room—perfect for entertaining or everyday living. With plenty of room to personalize, this home is full of potential! Priced to sell and ideally located just minutes from I-95, top-rated schools, shopping, and the beautiful beaches of Amelia Island. Don't miss your opportunity to make this home your own!

35. 2025-11-11
    price $370,000

    Show marketing remark (691 chars)

    MOTIVATED SELLER! Welcome to 97447 Bluff View Circle - your future dream home in the heart of charming Yulee, Florida in sought after NASSAU COUNTY! This spacious 3-bedroom, 2-bath home is tucked inside a private, gated community offering privacy and Convenience. Step inside to an open-concept layout featuring a modern eat-in kitchen that flows seamlessly into the Great Room—perfect for entertaining or everyday living. With plenty of room to personalize, this home is full of potential! Priced to sell and ideally located just minutes from I-95, top-rated schools, shopping, and the beautiful beaches of Amelia Island. Don't miss your opportunity to make this home your own!

36. 2025-10-17
    price $399,000

    Show marketing remark (691 chars)

    MOTIVATED SELLER! Welcome to 97447 Bluff View Circle - your future dream home in the heart of charming Yulee, Florida in sought after NASSAU COUNTY! This spacious 3-bedroom, 2-bath home is tucked inside a private, gated community offering privacy and Convenience. Step inside to an open-concept layout featuring a modern eat-in kitchen that flows seamlessly into the Great Room—perfect for entertaining or everyday living. With plenty of room to personalize, this home is full of potential! Priced to sell and ideally located just minutes from I-95, top-rated schools, shopping, and the beautiful beaches of Amelia Island. Don't miss your opportunity to make this home your own!

37. 2025-10-17
    price $399,000 691-char remark

    Show marketing remark (691 chars)

    MOTIVATED SELLER! Welcome to 97447 Bluff View Circle - your future dream home in the heart of charming Yulee, Florida in sought after NASSAU COUNTY! This spacious 3-bedroom, 2-bath home is tucked inside a private, gated community offering privacy and Convenience. Step inside to an open-concept layout featuring a modern eat-in kitchen that flows seamlessly into the Great Room—perfect for entertaining or everyday living. With plenty of room to personalize, this home is full of potential! Priced to sell and ideally located just minutes from I-95, top-rated schools, shopping, and the beautiful beaches of Amelia Island. Don't miss your opportunity to make this home your own!

38. 2025-09-25
    price $415,000 691-char remark

    Show marketing remark (691 chars)

    MOTIVATED SELLER! Welcome to 97447 Bluff View Circle - your future dream home in the heart of charming Yulee, Florida in sought after NASSAU COUNTY! This spacious 3-bedroom, 2-bath home is tucked inside a private, gated community offering privacy and Convenience. Step inside to an open-concept layout featuring a modern eat-in kitchen that flows seamlessly into the Great Room—perfect for entertaining or everyday living. With plenty of room to personalize, this home is full of potential! Priced to sell and ideally located just minutes from I-95, top-rated schools, shopping, and the beautiful beaches of Amelia Island. Don't miss your opportunity to make this home your own!

39. 2025-09-25
    price $415,000

    Show marketing remark (691 chars)

    MOTIVATED SELLER! Welcome to 97447 Bluff View Circle - your future dream home in the heart of charming Yulee, Florida in sought after NASSAU COUNTY! This spacious 3-bedroom, 2-bath home is tucked inside a private, gated community offering privacy and Convenience. Step inside to an open-concept layout featuring a modern eat-in kitchen that flows seamlessly into the Great Room—perfect for entertaining or everyday living. With plenty of room to personalize, this home is full of potential! Priced to sell and ideally located just minutes from I-95, top-rated schools, shopping, and the beautiful beaches of Amelia Island. Don't miss your opportunity to make this home your own!

40. 2025-08-01
    listed $433,333 Active
41. 2025-07-31
    listed $433,333 Active 691-char remark

    Show marketing remark (691 chars)

    MOTIVATED SELLER! Welcome to 97447 Bluff View Circle - your future dream home in the heart of charming Yulee, Florida in sought after NASSAU COUNTY! This spacious 3-bedroom, 2-bath home is tucked inside a private, gated community offering privacy and Convenience. Step inside to an open-concept layout featuring a modern eat-in kitchen that flows seamlessly into the Great Room—perfect for entertaining or everyday living. With plenty of room to personalize, this home is full of potential! Priced to sell and ideally located just minutes from I-95, top-rated schools, shopping, and the beautiful beaches of Amelia Island. Don't miss your opportunity to make this home your own!

42. 2010-12-14
    soldstatus $175,000
43. 2010-10-19
    listed $187,990

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $2,325 · $194/mo
• Projected year-2 tax: $2,656 · $221/mo
• Expected delta: +$331/yr (+$28/mo · 14.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,476
• − Mortgage interest: −$17,925
• − Property taxes: −$2,325
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,358
• − Management: −$2,358
• − HOA: −$984
• − Depreciation: −$9,309
• Taxable loss: −$7,383
• Est. tax savings @ 24.0%: +$1,772
• After-tax cash flow: $11/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Nassau
• NCES district ID: 1201350
• Math proficiency: 74% ▼ -2.00%
• Reading proficiency: 65% ▼ -2.00%
• Median HH income: $58,267
• Composite: 59.79/100
• National rank: #899
• State rank: #4 of 73 in FL

Livability — Yulee

• Score: 66/100
• State rank: #605
• US rank: #11615

Category grades

Amenities F Commute F Cost of living A- Crime B+ Employment B+ Housing A+ Health & safety F User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Nassau County · 67,729 people
• City population: 26,700
• Metro: Jacksonville, FL
• Population (ZIP): 26,700
• Household income: $93,161
• Rent vs Own: 19.8% rent · 80.2% own
• Severe rent burden: 404.0

Population outlook (Nassau County) Hauer SSP2

• Today (2025): 88,419 people
• By 2030: 92,679 · +4.8%
• By 2040: 99,257 · +12.3%
• By 2050: 103,378 · +16.9%
• By 2075: 109,726 · +24.1%
• By 2100: 107,006 · +21.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Two or more races 9% Black 9% Hispanic / Latino 8% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Lithuanian 4% Italian 3% Romanian 2%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 5% Vietnamese 1%

Political lean MEDSL · Nassau

• 2024 margin: Solid R (+46.9) · D 26.1% · R 73.1%
• 2008→2024 swing: -3.1pp toward R · 2008: -43.8pp · 2024: -46.9pp
• All cycles: 2024: R+46.9 2020: R+45.9 2016: R+50.2 2012: R+48.6 2008: R+43.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 49.35%
• Current HPI: 301.9299
• Rent YoY: ▲ 2.88%
• Metro: Jacksonville, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+78.2% since first listed

29 events — show timeline

• 2026-05-13 Price Changed $335,000 realMLS
• 2026-05-13 Price Changed $335,000 AINCAR
• 2026-05-07 Price Changed $339,000 realMLS
• 2026-05-07 Price Changed $339,000 AINCAR
• 2026-05-07 Price Changed $335,000 realMLS
• 2026-05-07 Price Changed $335,000 AINCAR
• 2026-04-05 Relisted — AINCAR
• 2026-04-05 Relisted — realMLS
• 2026-03-19 Pending — AINCAR
• 2026-03-19 Pending — realMLS
• 2026-01-31 Relisted — realMLS
• 2026-01-31 Relisted — AINCAR
• 2026-01-12 Pending — realMLS
• 2026-01-12 Pending — AINCAR
• 2026-01-05 Listed $350,000 AINCAR
• 2026-01-04 Listed $350,000 realMLS
• 2025-12-31 Listing Removed — realMLS
• 2025-12-03 Price Changed $350,000 realMLS
• 2025-12-03 Price Changed $350,000 AINCAR
• 2025-11-11 Price Changed $370,000 realMLS
• 2025-11-11 Price Changed $370,000 AINCAR
• 2025-10-17 Price Changed $399,000 AINCAR
• 2025-10-17 Price Changed $399,000 realMLS
• 2025-09-25 Price Changed $415,000 realMLS
• 2025-09-25 Price Changed $415,000 AINCAR
• 2025-08-01 Listed $433,333 AINCAR
• 2025-07-31 Listed $433,333 realMLS
• 2010-12-14 Sold (MLS) $175,000 AINCAR
• 2010-10-19 Listed $187,990 AINCAR

Property tax history

+2.4%/yr

Latest (2025): $2,325 · +1.5% YoY. Source: county tax records.