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Active

Active·74 days on market

28903 Grandview Manor

Yulee, FL 32097

$974,000$339/sqftEst. $4,966/moMLS# 2142692

Beds

Baths

2,873

Sq Ft

2015

Built

Garage

Yes

Pool

About this home

Yulee

Nestled beneath a canopy of majestic live oaks in the gated community of Waterman's Bluff, this custom Lowcountry-inspired home blends timeless architecture with modern comfort and coastal charm. Perfectly positioned across from the community kayak launch, this 4-bedroom, 2 full and 2 half bath residence offers a rare opportunity to experience the relaxed coastal lifestyle that defines one of Northeast Florida's distinctive communities. Designed for everyday living and entertaining, the home showcases custom millwork, detailed trim, and abundant natural light. The screened porch provides a peaceful retreat with marsh views and coastal breezes, creating the perfect setting for morning coffee or relaxing evenings. The main-level owner's suite features a spa-inspired bath with a freestanding soaking tub, oversized walk-in shower, dual vanities, and walk-in closet.

Cost to own

Mortgage calculator

Home Price

$974,000

Down Payment: 20%

$194,800

Interest Rate: 6.58%

Loan Term

Monthly Payment

$4,966

Principal & Interest: $4,966

Property taxes (est.): $1,345

Insurance (est.): $649

Estimated Total Monthly

$6,960

*30-year loan at 6.58% APR (avg 30-yr rate 2026-07-23, 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 · 6.58% · 30yr$4,966

Property taxesest. at asking price, Nassau County$1,345

HOAbilled quarterly$158

Estimated total, before insurance$6,469/mo

Seller’s 2025 tax billper the MLS — includes any CDD / assessments$9,734/yr · $811/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

Last sold: $770,000 in November 2022(county public record, not MLS data)

Year	Market value	Taxable value	Change
2025	$691,609	$623,705	—
2024	$655,420	$605,420	—
2023	$640,841	$590,841	—
2022	$501,648	$360,650	—
2021	$404,613	$347,155	—
2020	$391,672	$341,672	—

2025 property taxes (current owner): $9,734/yr

Estimated taxes if purchased at asking price: ~$16,100/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 2015)

Roof age drives Florida insurance pricing more than anything else — worth confirming before you offer.

Solar potential: ~1,677 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