This home is in Watermans Bluff, Yulee — a gated community home on Amelia Island.
Active·205 days on market·Watermans Bluff
28167 Grandview Manor
Yulee, FL 32097
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About this home
Watermans Bluff
Effortless luxury meets low-maintenance coastal living in gated Waterman's Bluff on the Bells River! Perfect for downsizing without compromise, this custom John Merrill 2025 home pairs high-end craftsmanship with low-upkeep comfort. Enjoy a main-level primary suite, light-filled open-concept living, and peaceful porch views under mature oaks. Key Features include Main-Floor Living: Primary suite featuring dual vanity & zero-entry shower. Chef's Kitchen: Bosch appliances, Silestone quartz, oversized island & gas cooktop. Low Maintenance: Built for efficiency with tankless water heater, ZIP System, & spray foam insulation. Outdoor Oasis: Covered front/rear porches, brick pavers, & private community river dock/kayak launch. Bonus Space: 2 upper guest beds plus bonus space above 2-car garage pre-plumbed to add a bathroom.
Next steps in Watermans Bluff
Cost to own
True monthly cost
What this home actually costs per month at the asking price — not just the mortgage.
- • Homeowners insurance is on top — in Florida it varies widely with roof age and wind/flood zone (see the Reality Check below). Budget it before you offer.
- • In CDD communities (Nocatee, eTown, Seven Pines…), bond assessments are collected on the property-tax bill, and the amount varies home to home — a prior owner may have prepaid the bond — so we confirm this home’s exact line rather than trust a community average.
- • Taxes are estimated at YOUR purchase price — Florida assessments reset on sale, so the seller’s current bill is usually lower than yours will be (that applies to the reference bill above too).
Mortgage calculator — adjust rate & down payment
Cost to own
Mortgage calculator
Storms & insurance
Florida Reality Check
The storm-and-insurance facts every Florida buyer should know up front.
Zone X — minimal flood hazard
Flood insurance is typically not required by lenders (always optional).
Flood damage is not covered by standard homeowners insurance — it’s always a separate policy.
Hurricane evacuation zone D
Zone D evacuates after zones A, B, C in an approaching storm.
Roof: Shingle — year not disclosed (home built 2025)
Roof age drives Florida insurance pricing more than anything else — worth confirming before you offer.
Solar potential: ~1,721 usable sun-hours per year
A strong solar roof by Florida standards — worth pricing panels if energy bills matter to you.
Krista can connect you with local insurance quotes before you make an offer.
Ask about this homeAs of July 2026, this Reality Check is informational only — it draws on FEMA/FDEM hazard layers, Florida DOH water records, and the listing’s own fields at this property’s coordinates. None of it is a determination, survey, or inspection, and public records can lag or conflict with on-site conditions. Independently verify anything you’ll rely on: the flood zone at msc.fema.gov and floridadisaster.org/knowyourzone (and confirm flood-insurance cost with your lender and a licensed insurance agent), and the sewer/septic, roof, and utilities with a professional inspection.
Around this address
Nearby, from public data
The closest public beach, park, water access, league fields and grocery store from this home's location.
Closest beach parking
Main Beach Parkabout 7 mi · 105 parking spaces
Closest park or preserve
Egans Creek Greenway29 min drive · 3.6 mi of trails
Closest public boat ramp
Melton Nelson Park and Boat Rampabout 4 mi · Lofton Creek
Closest kayak & paddleboard launch
Egan's Creek Park – Kayak Launch Dockabout 7 mi · Egan's Creek
Closest grocery store
Target13 min drive · 463737 State Rd 200, Yulee
Not from the MLS. Places from FWC, FDEP, the water districts, the counties and the cities; stores from state food permits and each chain’s store list. Distances are straight-line from this home unless a drive time is shown. Fees, hours and access change, so check the agency’s page before you go.
Sun & Light
East-facing backyard — the morning-light lot
The listing reports the home facing west, which puts the backyard on the east side. Today at this address: sunrise 7:35 AM, sunset 6:46 PM.
- The rear takes the sunrise and the gentle morning sun, then goes shaded through the afternoon — the classic comfortable-summer-evening lanai in Florida.
- The front of the home carries the hot western afternoon instead of your living space.
Orientation per the MLS listing; sun paths are seasonal geometry for Northeast Florida, not a shade study — trees, screening, and neighboring structures change the picture on any specific lot.
Cost to own
Taxes & assessment
| Year | Market value | Taxable value | Change |
|---|---|---|---|
| 2025 | $110,000 | $110,000 | — |
| 2024 | $100,000 | $100,000 | — |
| 2023 | $110,000 | $99,825 | — |
| 2022 | $95,000 | $90,750 | — |
| 2021 | $85,000 | $82,500 | — |
| 2020 | $75,000 | $75,000 | — |
2024 property taxes (current owner): $1,563/yr
Estimated taxes if purchased at asking price: ~$13,300/yr
Florida’s Save Our Homes cap limits how fast the current owner’s assessment can rise — and it resets when a home sells, so a buyer’s tax bill is typically based on the purchase price, not the seller’s bill above. Estimate uses the median effective rate across 435 current Nassau listings and includes typical non-ad-valorem assessments; actual taxes depend on exemptions and taxing district. Sources: Florida DOR certified tax roll (2025), NEFMLS.
History
Price & status history
- Aug 26, 2026Active$800,000
- Aug 17, 2026Active Under Contract$800,000
- Apr 2, 2026Listed$800,000
History tracked by kristafracke.com from the live MLS feed. Earlier changes may predate tracking.
Closed sales
What sold nearby
Closed sales within about two miles in the last 18 months, same property type, similar size. Closed prices from the MLS, not estimates. Their median is $211/sq ft; this home is listed at $366/sq ft.
| Address | Closed | Price | $/sq ft | Bd/Ba | Sq ft | DOM | Miles |
|---|---|---|---|---|---|---|---|
| 97363 Yorkshire Drive, Yulee, FL 32097Listed by CRYSTAL CLEAR REALTY, LLC | May 2026 | $554,490 | $211 | 5/3 | 2,625 | 112 | 0.2 |
| 29103 Grandview Manor, Yulee, FL 32097Listed by CHRISTIE'S INTERNATIONAL REAL ESTATE FIRST COAST | Nov 2025 | $755,000 | $340 | 3/2.5 | 2,219 | 376 | 0.2 |
| 97106 Yorkshire Drive, Yulee, FL 32097Listed by CHAD AND SANDY REAL ESTATE GROUP | Jun 2026 | $341,000 | $134 | 4/2 | 2,541 | 7 | 0.3 |
| 87233 Kipling Drive, Yulee, FL 32097Listed by COLDWELL BANKER THE AMELIA GROUP | Oct 2026 | $335,000 | $150 | 4/2.5 | 2,235 | 238 | 0.4 |
| 97447 Bluff View Circle, Yulee, FL 32097Listed by FERNANDINA BEACH REALTY | Jul 2026 | $295,000 | $147 | 3/2 | 2,006 | 159 | 0.4 |
| 572 Sandy Bluff Drive 0043, Yulee, FL 32097Listed by MONOGRAM REALTY INC | Jun 2026 | $710,000 | $251 | 4/3 | 2,827 | 0 | 0.4 |
Sold data from the realMLS IDX feed. A closed price is what a buyer paid, not what this home is worth; Krista runs the adjustments per home.
Features
Community Information
Amenities
Interior
Exterior
Additional Information
Listing Courtesy of: COMPASS FLORIDA LLC
Information deemed reliable but not guaranteed. Data provided through the IDX program of realMLS (Northeast Florida Multiple Listing Service). © 2026 Northeast Florida Multiple Listing Service, Inc. All rights reserved.
The neighborhood
About Watermans Bluff
Watermans Bluff is a neighborhood in Yulee, FL (Nassau County), ZIP 32097.
View all Watermans Bluff homes for sale →Keep looking
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Krista Fracke
Broker Associate
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