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Benjamin Subercaseaux, Sales Associate · Florida Homes Realty & Mortgage

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The sun setting over the ocean with the fishing pier in the distance on Amelia Island.

Nassau County · City of Fernandina Beach · unincorporated Amelia Island (American Beach, Amelia Island Plantation/Omni, Summer Beach) · 32034 · 32035

Fernandina Beach / Amelia Island

Amelia Island is a 13-mile barrier island at Florida's northeast corner, bounded by the Atlantic, the Amelia River/Intracoastal, Cumberland Sound to the north, and Nassau Sound to the south; the City of Fernandina Beach occupies the northern half and unincorporated Nassau County the southern half. The island is reached by road only via the SR 200/A1A Thomas J. Shave Jr. Bridge over the Amelia River. Housing ranges from the 1,500-acre National Register Fernandina Beach Historic District (listed 1973, expanded 1987, 400+ structures from the 1850s-1927) to 1970s-2000s oceanfront condominiums and the gated Amelia Island Plantation resort community.

Median sale

$635,000

as of 2026-03

CDD

Some

Published in each district's adopted budget; none on the island itself/yr typical

School district

Nassau County School District

Find zoned schools ↗

To downtown

47 min

typical off-peak

Housing stock

Downtown and Old Town: Victorian, Queen Anne, and Colonial Revival wood-frame houses (1850s-1927) under city Historic District Council design review; mid-century block homes and 1960s-80s beach cottages between downtown and the ocean; oceanfront and near-ocean condominiums built mainly 1970s-2000s (Summer Beach/Ocean Village, Amelia Island Plantation villas); 2000s-2020s single-family subdivisions on the island (Amelia Park) and on the mainland west of the bridge (Amelia Walk, Amelia Concourse, Amelia National CDDs). Lots on the island are typically small; mainland CDD communities are larger.

Flood zones

The city's effective FIRM date is August 2, 2017. Oceanfront parcels carry VE and Coastal AE zones; the Amelia River/marsh side of downtown, Old Town, and Egans Creek corridors are AE; the central dune ridge along Atlantic Ave/Citrona and much of the island interior is X. Nassau County distinguishes Coastal AE (wave heights 1.5-3 ft, special construction standards) from VE. The city's Forerunner site (fernandinabeachfl.withforerunner.com) gives per-parcel zone, BFE, and Design Flood Elevation; the city applies a freeboard above BFE. Sources: https://www.fbfl.us/226/Flood-Map ; https://www.nassaucountyfl.com/1455/Know-Your-Flood-Hazard ; https://nassau-county-flood-map-service-nassauflgis.hub.arcgis.com/pages/myfloodrisk

Insurance factors

Entire island is in the wind-borne debris region with full coastal wind exposure; Citizens is a common carrier for oceanfront and older wood-frame homes. Citizens roof rules (inspection over 15 yrs, ~25-yr shingle cap) apply. Historic wood-frame houses commonly require 4-point/wind-mitigation documentation and often show older wiring, plumbing, and non-clipped roof framing. Oceanfront condos 3+ habitable stories and 30+ years old (25 if locally adopted) are subject to milestone inspections and SIRS; many 1970s-80s Amelia Island Plantation and Summer Beach buildings fall in this window. Sources: https://shieldlineroofing.com/citizens-insurance-roof-requirements-florida/ ; https://www.falkehoa.com/florida-milestone-inspections-sirs-2025-2026/

CDD and HOA

Nassau County lists seven CDDs, all on the mainland: Amelia Concourse, Amelia National, Amelia Walk, Heron Isles, River Glen, Three Rivers, Liberty Cove. Island communities (Amelia Island Plantation, Summer Beach, Amelia Park) are HOA/condo-association governed. Source: https://www.nassaucountyfl.com/1285/Community-Development-District

Historic district and older beach streets: typically none. Amelia Island Plantation Community Association master HOA ~$1,675/yr plus condo fees of roughly $860-$1,600/month for villas; Summer Beach/Ocean Village condo fees ~$700-$1,000/month; Beachwood Village ~$1,400/yr. Sources: https://homesinameliaisland.com/communities/amelia-island-plantation ; https://homesinameliaisland.com/communities/summer-beach

Short-term rentals

City of Fernandina Beach: 'resort rentals' (under 30 days) are allowed only in R-3 zoning or in R-1/R-2 parcels grandfathered before Oct. 3, 2000; a Resort Rental Dwelling Permit ($300 new/$200 renewal), state DBPR license, and permit number in all ads are required, and all other zones require 30-day minimums (https://www.fbfl.us/792/Resort-Rentals). Unincorporated Amelia Island (Nassau County) follows county rules plus the Nassau Tourist Development Tax; verify parcel jurisdiction, as the rules differ by address.

Getting around

SR 200/A1A over the Thomas J. Shave Jr. Bridge is the only road on or off the island and the evacuation route to I-95 at Yulee (about 10 miles west); A1A/S. Fletcher Ave and 8th St/14th St are the island's north-south arterials. NassauTRANSIT operates flex routes (six enter Fernandina Beach) and the $1 Island Hopper loop Thursday-Monday. Sources: https://nassautransit.org/island-hopper/ ; https://nassautransit.org/

What homes actually sold for

Recorded sales in Fernandina Beach / Amelia Island from county public records, last 12 months. These are closed prices, not asking prices.

Sales recorded

918

Median price

$587,000

Median $/sqft

$273

AddressSoldPriceBd/BaSqftBuilt
84609 Balsam CtJun 2026$495,000—/—2,6872023
35148 Mimosa Parke PlJun 2026$699,900—/—3,6072021
94036 Hemlock CtJun 2026$750,000—/—3,1382007
31183 Paradise Commons 721Jun 2026$170,000—/—8062000
94948 Colnago CtJun 2026$363,000—/—1,9832022
96166 Lanceford LnJun 2026$900,000—/—3,7531995
96026 Park PlJun 2026$1,127,000—/—3,7272006
318 Sandcastles CtJun 2026$665,000—/—1,0961982
96135 Hanging Moss DrJun 2026$775,000—/—2,4162021
4776 Amelia Island Pkwy 24Jun 2026$1,150,000—/—1,3411997

Source: county property appraiser records (public). Sales flagged by the county as non-arm's-length are excluded.

Before you make an offer here

  • City vs. unincorporated county address - determines STR eligibility, permits, and utilities.
  • Flood zone and Design Flood Elevation from the city's Forerunner profile; whether an elevation certificate exists.
  • For historic district homes: Historic District Council design-review scope and any prior certificates of appropriateness.
  • For condos: milestone inspection, SIRS, reserve status, and any pending special assessments.
  • Wind-mitigation features (opening protection, roof straps) and current carrier/Citizens status.

Sources

Updated 2026-08-25. Facts change — verify anything material before you rely on it.