Nassau County is one of the fastest-changing housing markets in Northeast Florida, and a large share of what is selling in Yulee is new construction. That shapes the FHA conversation here in a way it does not elsewhere.

North Star Mortgage Network has financed Nassau County homes since 2000.

The Builder's Lender: Run the Real Comparison

Most builders here offer a meaningful incentive — often several thousand toward closing costs, or a rate buydown — conditional on using their preferred lender. Sometimes that is genuinely the better deal. Often it is not, because the incentive is priced into the purchase and the buydown is temporary.

What we do is straightforward: bring us the builder's written estimate and we will put our numbers next to theirs, line by line, over the period you actually expect to own the home rather than just the first year. Sometimes we tell people to take the builder's deal. You should be able to see the comparison either way before you sign.

FHA Terms in Nassau County

3.5% down at a 580 credit score, or 10% down from 500 to 579. The 2026 one-unit limit is $580,750 — set at the metro level, so the same figure applies in Duval, Clay, St. Johns and Nassau. Two-unit $743,450, three-unit $898,700, four-unit $1,116,850.

Mortgage insurance: 1.75% upfront, financeable, plus 0.55% annually — 0.50% with 5% down. It lasts the life of the loan unless you put 10% down, where it drops at 11 years. If your credit supports conventional financing, PMI there cancels at 20% equity measured against your original price, and over a long hold that gap matters. We model both.

Two Nassau County Details

CDD assessments. Several Yulee developments carry Community Development District fees on top of property taxes and HOA dues. Those count fully in your qualifying ratios. A pre-approval that leaves them out will tell you that you can afford more house than you can, and requalifying mid-search is a bad experience. We build them in from the start.

Insurance east of I-95. Homeowners insurance is a real component of your payment in coastal Nassau County, not a rounding error. On new construction you generally benefit from current building code and a new roof, which helps the premium considerably — make sure your quote reflects that rather than a generic figure.

Also Worth Checking

Parts of Nassau County outside the Yulee and Fernandina growth corridors are USDA-eligible, which means no down payment at all. And if you or your spouse served, VA will almost certainly beat FHA. Send us the address and your situation and we will tell you which of the three is actually best rather than defaulting you into one.

Check today's rates, read our FHA guide, or see our pages for Yulee, Fernandina Beach and St. Johns County.

FHA Questions from Nassau County Buyers

Should I use the builder's preferred lender in Yulee?

Sometimes yes. Bring us their written estimate and we will compare line by line over the years you expect to own the home, not just the first year. Incentives are frequently priced into the purchase and buydowns are often temporary. You should see both sets of numbers before you sign.

Do CDD fees affect my FHA pre-approval?

Yes, fully. Community Development District assessments in several Yulee communities count in your debt-to-income ratio alongside taxes, insurance and HOA. Any pre-approval that omits them overstates your buying power.

What is the FHA loan limit in Nassau County for 2026?

$580,750 for a one-unit home, the same as Duval, Clay and St. Johns, because FHA sets limits at the metro level. Two-unit is $743,450, three-unit $898,700, four-unit $1,116,850.

Is FHA my best option in Nassau County?

Not always. Parts of the county are USDA-eligible with no down payment required, and if you or your spouse served, VA will almost certainly be better. Give us the address and your situation and we will compare all three.

All figures are estimates based on information provided and are not a commitment to lend. All loans subject to credit approval. North Star Mortgage Network, Inc., Company NMLS #356789 · Nathan Young NMLS #325206 · 12058 San Jose Blvd, Suite 404, Jacksonville, FL 32223 · 904-880-6741. Equal Housing Lender.