Fernandina Beach today
What this means
Values in Fernandina Beach are about flat (+0.7% in a year), now 2.2% below the May 2024 peak.
Builders are pulling back: 42 homes permitted so far in 2026, down 45%.
A specific house can rent above or below these figures, so pull rental comps for the address. Sources and method: how these figures are built.
Quick facts
| Fernandina Beach | vs Nassau County | vs Florida | |
|---|---|---|---|
| Population | 13,869 (2025 estimate) | ||
| Growth since 2020 | 6.3% | -12.0 pts | -2.6 pts |
| Median home value | $555,400 | 45% higher | 55% higher |
| Median gross rent | $1,259 | 17% lower | 25% lower |
| Median household income | $97,903 | 9% higher | 31% higher |
| Owner occupied homes | 80.5% | -2.2 pts | +12.9 pts |
| Residents 65 and older | 37.8% | +13.9 pts | +16.5 pts |
| Average commute (minutes) | 22 | 26% lower | 20% lower |
| Homes built 2010 or later | 12.9% | -15.2 pts | -1.3 pts |
| Median property tax paid | $4,293 | 59% higher | 57% higher |
Census survey figures are 2020 to 2024 averages; methods.
Living in Fernandina Beach
Nassau County seat on Amelia Island, founded by Spain in 1811 and known as the Isle of Eight Flags.
Fernandina Beach is an incorporated city in Nassau County, with its own zoning and rental rules.
Known for: Fort Clinch; Shrimp Festival; historic downtown
How it has grown: The town grew around the Florida Railroad terminus on the island.
Against the Nassau County averages, homes are pricier than the county median ($555,400 vs $382,800); the population is older (37.8% age 65 or older vs 23.9%); it grew slower than the county since 2020 (6.3% vs 18.3%) and housing is older (12.9% built since 2010 vs 28.1%).
Closest matches on price and rent: Flagler Beach ($557,600, $1,462), Belle Isle ($526,600, $1,452), Edgewood ($501,800, $1,487).
Growth and housing
Population went from 13,052 in 2020 to 13,869 in 2025 (6.3%), versus 18.3% for Nassau County.
| 2025 building permits | Fernandina Beach |
|---|---|
| Single family | 92 |
| 5 or more units | 0 |
| Total units | 92 |
| Per 1,000 residents | 6.6 |
The typical home here was built around 1986. Detached houses dominate (66.9% of homes). Households average 2.02 people.
Fewer newcomers from out of state than the county average (3.9% vs 5.4%).
Risks to price in
| Risk item | Detail |
|---|---|
| County average homeowners insurance with wind | $3,051 a year |
| Coastal county | check flood zone and elevation per address |
Older homes (37.9% built before 1980) draw insurer questions about roofs and wiring. Inspections
Flood, storms and jobs
Fernandina Beach has its own flood program rating: CRS class 5, which takes 25% off federal flood premiums in high risk zones. 119 flood claims ($772,688) have come from Fernandina Beach since 2000. For county flood claims, disaster history and jobs, see the Nassau County guide (8.5% of homes there are in high risk zones).
Buying a home in Fernandina Beach
| 2026 loan limits (county) | Amount |
|---|---|
| FHA, one unit | $580,750 |
| Conforming, one unit | $832,750 |
| Median home value here | $555,400 |
Homes cost 5.7 times median household income here (Nassau County 4.3, Florida 4.8).
- Conventional: the default for buyers with solid credit and 5% or more down.
- FHA: $25,350 of room between the median home and the FHA limit.
- VA: veterans are 12.3% of adults.
Investing in Fernandina Beach
Long term rentals
| Fernandina Beach | vs Nassau County | |
|---|---|---|
| Renter occupied homes | 19.5% | +2.2 pts |
| Rental vacancy | 16% | +6.8 pts |
| Rent as share of renter income | 34.1% | +2.0 pts |
Short term rentals
Vacation demand is real here, with 14.9% of homes held for seasonal use, and so is the competition.
| Short term rental taxes | Rate |
|---|---|
| County tourist development tax | 5% |
| State sales tax | 6% plus any county surtax |
Rules vary street by street; verify zoning and HOA limits early. State rules
Property types
| Housing stock | Share |
|---|---|
| Single family detached | 66.9% |
| Buildings with 5+ units | 12.2% |
| Manufactured homes | 0.3% |
Nearby
Other Florida markets
Sources
- U.S. Census Bureau, American Community Survey 2020 to 2024 5 year estimates. 2020 to 2024.
- U.S. Census Bureau, Population Estimates, Vintage 2025. July 1, 2025.
- U.S. Census Bureau, Building Permits Survey, 2025 annual. 2025.
- FFIEC HMDA Data Browser, originated loans. 2025 and 2024.
- LendingTree: 2026 FHA loan limits in Florida by county (HUD figures). 2026.
- Florida Realtors: FHFA sets 2026 conforming loan limits. 2026.
- Florida Office of Economic and Demographic Research: 2026 local option tourist tax rates. 2026.
- Florida Office of Insurance Regulation, July 2026 Insurance Stability Unit report (average homeowners premium with wind, as of March 31, 2026). March 31, 2026.
- Freddie Mac Primary Mortgage Market Survey. week of October 22, 2026.
- Wikipedia: List of counties in Florida. checked October 2026.
- U.S. Census Bureau county adjacency file. 2024.
- Wikipedia county article and statewide lists (colleges, teams, airports); Florida Defense Support Task Force installation map. checked October 2026.
- Wikipedia article for this place (history, setting, roads). checked October 2026.
- Zillow Home Value Index (ZHVI), all homes, middle tier, smoothed and seasonally adjusted. September 2026.
- Federal Housing Finance Agency House Price Index (county annual, metro and state quarterly, all transactions). through Q2 2026.
- U.S. Census Bureau, Building Permits Survey, January to September 2026 and 2025. September 2026.
- FEMA OpenFEMA, NFIP Residential Penetration Rates. as of August 2026.
- FEMA OpenFEMA, FIMA NFIP Redacted Claims (2000 to 2026). as of September 2026.
- FEMA OpenFEMA, NFIP Community Status Book (Community Rating System class). August 2026.
- FEMA OpenFEMA, Disaster Declarations Summaries (2000 to 2026). October 2026.
- U.S. Census Bureau, County Business Patterns 2023. 2023.
- U.S. Census Bureau, ACS 2020 to 2024, median gross rent by bedrooms (B25031). 2020 to 2024.
- Hurricane landfalls: Wikipedia, List of Florida hurricanes (2000 to present). checked October 2026.
Estimates from public data; they change over time. General information, not investment, tax or legal advice, and not a loan offer. Methods and assumptions.