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Which Part of Northeast Florida Fits You?
Seven counties, very different price tags, and very different day-to-day life. Here's how they compare, with real numbers and my honest take on each one.
Quick answers
- St. Johns County: the top-scoring schools and newer master-planned communities, with the highest typical price of the four main counties (about $499,000) and the lowest tax rate.
- Duval County: the lowest typical price (about $310,000), the most jobs, Mayo Clinic, the airport, and the Beaches, with a higher tax rate.
- Nassau County: Amelia Island and Fernandina Beach, plus fast growth in Yulee, at about $447,000.
- Clay County: more house and land for the money, at about $342,000, with no beaches.
The four main counties, side by side
Most people moving here end up choosing between St. Johns, Duval, Nassau, and Clay. The tax column uses the same $500,000 home in every county, so you can compare the rates directly.
| County | Typical sale price | Yearly tax, $500K homestead | Sales tax | Known for |
|---|---|---|---|---|
| St. Johns | $499,000 | $6,208 | 6.5% | Top-rated schools, Ponte Vedra, Nocatee, St. Augustine |
| Duval | $310,000 | $8,126 | 7.5% | Jacksonville, the Beaches, Mayo Clinic, the airport, two Navy bases |
| Nassau | $447,000 | $7,050 | 7.0% | Amelia Island, Fernandina Beach, Yulee |
| Clay | $342,000 | $7,008 | 7.5% | More house for the money, Fleming Island, Orange Park |
Typical sale price: the middle of the 12 monthly median sold prices, October 2025 to September 2026, residential, from the MLS. Ponte Vedra Beach on its own runs about $895,000. Tax: 2025 final millage for unincorporated St. Johns, Nassau, and Clay and for the City of Jacksonville, with the 2026 homestead exemption of $51,411, in the first year you own the home. Your exact bill depends on the tax district the home sits in. The full cost breakdown shows the beach cities and St. Augustine too.
Tap a county to see what's for sale
- Duval CountyJacksonville, the Beaches, MayportHomes for sale
- St. Johns CountyPonte Vedra, Nocatee, St. AugustineHomes for sale
- Nassau CountyFernandina Beach, Amelia Island, YuleeHomes for sale
- Clay CountyOrange Park, Fleming Island, Green Cove SpringsHomes for sale
- Flagler CountyPalm Coast, Flagler BeachHomes for sale
- Putnam CountyPalatka, Crescent CityHomes for sale
- Baker CountyMacclenny, Glen St. MaryHomes for sale
County by county
St. Johns County
Ponte Vedra Beach, Nocatee, St. Augustine, St. Johns, World Golf Village
Why people pick it
- Public schools that rank among the best in Florida.
- Newer master-planned communities with big amenity centers.
- Beaches from Ponte Vedra down to Crescent Beach, plus historic St. Augustine.
Trade-offs
- The highest prices of the four main counties.
- Fast growth means more traffic on roads like County Road 210 and State Road 16.
- Many newer communities add a CDD fee on top of HOA dues.
Duval County
Jacksonville, Jacksonville Beach, Neptune Beach, Atlantic Beach, Mandarin, San Marco
Why people pick it
- The lowest typical price of the four main counties.
- Mayo Clinic, the airport, and NAS Jacksonville and Naval Station Mayport are all here.
- The most to do: the Beaches, pro sports, the river, and city neighborhoods with real character.
Trade-offs
- A higher tax rate than unincorporated St. Johns, Nassau, or Clay.
- Neighborhoods change a lot from one area to the next.
- Homes at the Beaches cost far more than the county number above.
Nassau County
Fernandina Beach, Amelia Island, Yulee, Callahan
Why people pick it
- Amelia Island beaches and the historic downtown in Fernandina Beach.
- Yulee is growing fast, including Wildlight and its Del Webb 55+ community.
- Close to the Jacksonville airport and to Kings Bay, just over the Georgia line.
Trade-offs
- Island prices are high.
- Most of the new growth in Yulee is suburban, without the island feel.
Clay County
Orange Park, Fleming Island, Middleburg, Green Cove Springs, Keystone Heights
Why people pick it
- More house and more land for the money.
- Life on the St. Johns River, plus the lakes around Keystone Heights.
- Close to NAS Jacksonville, and home to Camp Blanding.
Trade-offs
- No beaches, so plan on a drive to get to the ocean.
- Getting to the east side of Jacksonville means crossing the river.
Flagler County
Palm Coast, Flagler Beach, Bunnell
About 30 minutes south of St. Augustine. Quieter, with lots of golf, canals, and a small beach town in Flagler Beach. The typical sale price over the past year was about $355,000. The trade-off is a longer drive to the Jacksonville airport and the big hospitals.
Putnam and Baker Counties
Palatka, Crescent City, Macclenny, Glen St. Mary
Rural and small-town, with the lowest prices in the area and room to spread out. Putnam sits on the St. Johns River and has a lot of lakes. Baker is west of Jacksonville along I-10. Expect longer drives for shopping, hospitals, and the airport.
Still not sure? Let's talk it through.
Tell me what matters most to you, like the beach, golf, being near the grandkids, or keeping costs down, and I'll tell you where I'd look. It's a free 15-minute call.
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Sources
- Home prices: Northeast Florida MLS data via Flexmls, residential, monthly median sold price, October 2025 to September 2026, pulled October 11, 2026.
- Property tax: 2025 final millage filed with the Florida Department of Revenue by each county. 2026 homestead exemption amounts from the Florida Department of Revenue. 2026 final rates were not yet published when this page was written.
- Sales tax: Florida Department of Revenue, Form DR-15DSS, discretionary sales surtax rates for 2026.