While Northeast Florida’s luxury real estate market continues to attract buyers from across the country, the most significant source of new residents might surprise observers, it’s South Florida, according to one leading coastal real estate agent.
“The biggest state that’s moving to Nassau County Florida is Florida,” says Colleen Gerke of Engel & Völkers First Coast, describing a notable shift in migration patterns. “People in South Florida are saying, ‘Oh, it’s just gotten so crowded down there. The traffic’s gotten so bad. It’s so hot, we’re sick of the heat.'”
The Quality-of-Life Factor
According to Gerke, Nassau County offers a distinctive blend of attributes that particularly appeals to South Florida residents seeking a change. “You still were in that kind of unique part of Florida, where we were on the Atlantic coast, but we’re right on the Georgia border, and so we have that low country feel here, very southern. But then we still have the beach.”
This combination provides what many consider a more authentic Florida experience, Gerke suggests. “People say it reminds me of old Florida,” she notes, adding that residents can still access “all the great tax benefits that you can get in the rest of the state, but it’s less crowded.”
Education as a Driver
One factor Gerke identifies as particularly significant in attracting families: “Nassau County schools were just rated the top county of schools in the entire state of Florida. And so that’s a big draw for families.”
This educational advantage, combined with the area’s natural amenities, creates a compelling package for South Florida residents looking to relocate while remaining in-state.
The intrastate migration trend is affecting market dynamics, particularly given the area’s limited inventory. “It’s a small island. It’s 13 miles long, and so there’s only so much real estate,” Gerke explains, noting how this geographic constraint influences pricing and availability.
The Solution: New Development Response
The market is responding to this increased demand with significant new development, particularly in areas like Wild Light near I-95. “That’s all new homes. I want to say like 30,000 new homes are going in over the next 10 years,” Gerke notes.
However, she suggests that many South Florida buyers are specifically attracted to established areas on and near Amelia Island, where development opportunities are more limited. This preference continues to drive demand in areas with finite supply.
Looking ahead, Gerke anticipates this intrastate migration trend will likely continue as South Florida residents seek alternatives that offer a different pace of life while maintaining Florida’s tax advantages and coastal lifestyle. The key challenge will be balancing growth with the very qualities that make the region attractive to these relocating Floridians.
