Tamaya Home Values

Tamaya's sticker fees mislead in BOTH directions, so here's the straight version. The HOA is genuinely tiny — $121 to $200 a year on current listings — because the community runs on the CDD model: Tamaya sits in the Beach Community Development District (the district publishes its budgets at beachcdd.com), whose assessment rides the Duval County tax bill and generally runs on the order of $4,500 a year depending on the home and lot — roughly $375 a month that a "low HOA" headline never shows. That's what funds the 10,000-square-foot Mediterranean amenity campus. The exact line varies by lot and by any prior bond prepayment, so I pull it — along with the seller's actual tax bill — on every Tamaya home my buyers consider. One more corridor note: current listings here report the Kernan Trail Elementary → Kernan Middle → Atlantic Coast High pipeline; verify any specific address with the district.

More than an algorithm can tell you — and this page is the honest way to track it. Every new Tamaya listing, price change, and MLS-recorded sale appears here as it happens; follow the neighborhood and the market comes to you, free, with no spam and no data-selling. There's deliberately no instant estimate on this site: automated values miss lot position, condition, and upgrades in a community like Tamaya — which is exactly where they're wrong by the most. When you want the real number, I prepare your valuation personally against the actual recent sales; start from the home-value link further down this page.

Fewer surprises than buyers face, but real lines worth mapping before you list: the commission you and I agree on, Florida's documentary stamp tax on the deed, title and closing charges that follow local custom, and your association's estoppel letter (every HOA charges a fee to certify your account at closing). Because Tamaya carries a district assessment, plan for the district's own estoppel and for disclosing the assessment to your buyer — and if you prepaid your bond, that's a selling point worth documenting, not forgetting. I put the full seller's net sheet in front of you before the sign goes up — the true-cost promise works in both directions.

It depends on the market you list into, not the market you read about — and this page tracks Tamaya’s pace the honest way, from live MLS activity rather than a static average. The market snapshot above reflects what’s actually happening here right now, and it shifts: the answer in a tight-inventory spring is different from a heavy-inventory fall. Before we ever set a price or a timeline, I read Tamaya’s current pace — days on market, how recent sales closed against their list prices, and what your home’s specific competition looks like the week we launch.