Tamaya Homes For Sale, Jacksonville

Two gates, two eras, one corridor. Queens Harbour (1993–2012) is the yacht-and-golf estate: the freshwater lock, the marina, the club, bigger lots, and the corridor’s ceiling prices. Tamaya (2014–present) is the new-construction resort: fresher homes, the amenity campus, district-funded carry, and an entry point several hundred thousand dollars friendlier. They bracket the same drive to the beaches and Mayo Clinic, which is why the honest question isn’t which is better — it’s whether your budget’s center of gravity sits in boats-and-legacy or new-and-turnkey. I run that side-by-side weekly.

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.