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Active

Active·159 days on market

28167 Grandview Manor

Yulee, FL 32097

$800,000$366/sqftEst. $4,134/moMLS# 2112941

Beds

Baths

2,186

Sq Ft

2025

Built

Garage

Pool

About this home

Yulee

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.

Cost to own

Mortgage calculator

Home Price

$800,000

Down Payment: 20%

$160,000

Interest Rate: 6.71%

Loan Term

Monthly Payment

$4,134

Principal & Interest: $4,134

Property taxes (est.): $1,104

Insurance (est.): $533

Estimated Total Monthly

$5,772

*30-year loan at 6.71% APR (avg 30-yr rate 2026-09-03, Freddie Mac PMMS via FRED). Taxes use the county effective rate; insurance is a rough estimate — Florida premiums swing with roof age and flood zone (see the Reality Check). Actual costs may vary.

Cost to own

True monthly cost

What this home actually costs per month at the asking price — not just the mortgage.

Principal & interest20% down · 6.71% · 30yr$4,134

Property taxesest. at asking price, Nassau County$1,104

HOAbilled quarterly$158

Estimated total, before insurance$5,397/mo

Seller’s 2024 tax billper the MLS — includes any CDD / assessments$1,563/yr · $130/mo

• 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).

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.

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 home

As 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.

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.

Features

Price$800,000

Price / Sq Ft$366

Bedrooms3

Bathrooms2.50

Full Baths2

Half Baths1

Square Footage2,186

Total Structure Area3,655 sq ft

Acres0.28 acres

Year Built2025

TypeResidential

Sub-TypeSingle Family Residence

StatusActive

# of Garages2

Has PoolNo

Is WaterfrontNo

New ConstructionYes

Direction FacesWest

School Information

ElementaryYulee

MiddleYulee

HighYulee

Community Information

Address28167 Grandview Manor, Yulee, FL 32097

Area471-Nassau County-Chester/Pirates Woods Areas

SubdivisionWatermans Bluff

CityYulee

CountyNassau

StateFL

Zip Code32097

Lot Size12,196.8 sq ft

Lot Dimensions125' front curve x 111'D & 114'D x 89' back curve

Parcel Number413N28125000990000

ZoningResidential

Amenities

AmenitiesOther, Gated, Park

UtilitiesCable Available, Electricity Connected, Sewer Connected, Water Connected, Propane

SewerPublic Sewer

Water SourcePublic

ParkingAttached, Garage, Garage Door Opener

Interior

Interior FeaturesCeiling Fan(s), Eat-in Kitchen, Entrance Foyer, Kitchen Island, Open Floorplan, Pantry, Primary Bathroom - Shower No Tub, Primary Downstairs, Split Bedrooms, Walk-In Closet(s), Other

AppliancesConvection Oven, Dishwasher, Disposal, Electric Oven, ENERGY STAR Qualified Refrigerator, Gas Cooktop, Microwave, Refrigerator, Tankless Water Heater

HeatingCentral, Electric

CoolingCentral Air, Electric

FlooringTile, Wood

FireplaceYes

# of Fireplaces1

Fireplace FeaturesGas

# of Stories2

LevelsTwo

LaundryElectric Dryer Hookup, Lower Level, Sink, Washer Hookup

SecurityCarbon Monoxide Detector(s), Smoke Detector(s)