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Active

Active·12 days on market

28759 Grandview Manor

Yulee, FL 32097

$157,000Est. $836/moMLS# 2152516

Beds

Baths

Sq Ft

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Built

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Garage

Pool

About this home

Yulee

Build your dream home in the sought-after gated community of Waterman's Bluff! This cleared homesite offers a rare opportunity to create a custom residence in one of the area's most picturesque waterfront neighborhoods. Depending on the home you design, you can enjoy unobstructed views of the Bells River and historic downtown St. Marys, Georgia, creating a truly exceptional backdrop for everyday living. Surrounded by majestic oaks and coastal beauty, the community offers a peaceful, private setting while still being close to everything you need. Residents enjoy access to a community dock and clubhouse, perfect for taking in the waterfront lifestyle. Conveniently located just 13 miles from Fernandina Beach and Amelia Island's renowned beaches, shopping, and dining, this property offers the ideal blend of natural beauty, recreation, and convenience.

Cost to own

Mortgage calculator

Home Price

$157,000

Down Payment: 20%

$31,400

Interest Rate: 7.00%

Loan Term

Monthly Payment

$836

Principal & Interest: $836

Est. Taxes & Insurance: $209

Estimated Total Monthly

$1,045

*Estimates based on 30-year loan at 7% APR. Actual payments 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 · 7.0% · 30yr$836

Property taxesest. at asking price, Nassau County$216

HOAbilled quarterly$158

Estimated total, before insurance$1,210/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, SilverLeaf, eTown…), bond assessments are collected on the property-tax bill — the tax estimate above reflects county averages, so confirm this home’s exact CDD with us.
• 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.

Cost to own

Taxes & assessment

Year	Market value	Taxable value	Change
2025	$110,000	$110,000	—

2025 property taxes (current owner): $1,689/yr

Estimated taxes if purchased at asking price: ~$2,600/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 502 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: material not specified

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

Solar potential: ~1,642 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

Informational only, based on FEMA National Flood Hazard Layer and Florida Division of Emergency Management data at this property’s coordinates. Zones change with map revisions — verify the parcel at msc.fema.gov and floridadisaster.org/knowyourzone before relying on this.

History