The Angie Heitzer blog.
Love Where You Live.
Is Amelia Island Expensive to Live On? What You Actually Pay
Compare Nassau County's August 2026 housing figures, address-specific insurance quotes and tax benefits before pricing life on Amelia Island.
Amelia Island Real Estate Foreclosures: What to Check First
Florida forecloses in court, so an Amelia Island foreclosure moves on a judge's calendar. How the process works, what the 2026 numbers say, and what to check before you bid.
Amelia Island vs Fernandina Beach: What the City Line Means
Amelia Island is the whole barrier island. Fernandina Beach is the city on its northern end. What the city line changes for taxes, government, and address.
Amelia Island Vacation Rentals: The Two Rules Before You Buy
Start with Fernandina Beach rental permits and Amelia Island’s 5% bed tax, then check state licensing and association rules before counting on vacation-rental income.
Buying Waterfront Property: Rules That Come With the View
Waterfront on Amelia Island comes with published rules: flood insurance limits, Florida's coastal construction line, dock permits, and homestead timing. What to check first.
What Is a CDD Fee in Florida: How to Read One Before You Buy
A CDD fee is a Florida special-district assessment. How Nassau County bills it, what its two parts fund, and how to find your parcel's amount.
Amelia Island Condos: The Paperwork to Read Before You Buy
Amelia Island condos are separately governed buildings, not one community. What Florida's milestone inspections, reserve studies and resale fees mean before you buy into one.
Wild Horses Near Amelia Island: Where and How to See Them
The wild horses people search for near Amelia Island live on Cumberland Island, Georgia. What reaching them costs, how to see them from the water, and how the herd is doing.
Fernandina Beach Alcohol Rules: What Is Allowed on the Beach
Alcohol is banned at Egans Creek Greenway and on Nassau County's unincorporated beaches, including sealed containers. What the beach rules cover, and what they don't.
Taking Your Dog to Fort Clinch State Park: Where the Leash Goes, and Where It Stops
Dogs are welcome on Fort Clinch State Park's trails, park drive and within camping areas on a six-foot leash, but not on the beach, boardwalks or in the fort.
Seaside Park in Fernandina Beach: The Beach Access With Its Own Rule
Seaside Park sits at 2002 S Fletcher Ave and is the island's one drive-on beach access with no residency proof required. Hours, vehicle rules, and the $3.9M overhaul.
Fort Clinch Fishing: Where to Cast Now That the Pier Is Gone
Fort Clinch fishing is shoreline fishing: Atlantic surf, the St. Marys Inlet bank, and the jetty rocks. Species, license rules, fees, hours, and what happened to the pier.
What the Timucuan Trail Connects, and Why It Changes a Day on the South End
The Timucuan Trail is paved and mostly off-road from Peters Point Beach Park south to the Talbot Islands: real distances, parking fees, dog rules, and why the Nassau Sound crossing puts you on the A1A highway bridge with traffic.
Amelia Island Parks Are Run by Five Separate Owners. Here Is Who Has What.
Fort Clinch, the Egans Creek Greenway, Peters Point, the Nana dune and the Plantation's private parks answer to five different owners. Here is who runs what, and what each offers.
Amelia Island Bike Trails: What Connects, What Does Not, and What Is Being Built
Nassau County counts about 40 miles of bike trail on Amelia Island: the 7-mile paved Amelia Island Trail, the River to Sea Trail, Egans Creek Greenway, Fort Clinch.
Amelia Island Beaches: One Shoreline, Four Sets of Rules
Amelia Island's 13 miles of public beach run under four managers. What each stretch costs, where you can park, drive, camp, or ride a horse, and the turtle-season rules.
Amelia Island Beach Driving Permit: Why There Isn't One, and What You Show Instead
There is no permit to drive on Amelia Island's beaches. County accesses are open only to residents and property owners, who show ID at the kiosk; the city's Seaside Park access is open to any 4WD.
Can You Drive on Fernandina Beach? What the Sand Rules Actually Allow
Driving on the sand is barred through most of Fernandina Beach, allowed at one access off Sadler Road, and limited to four ID-verified groups on Nassau County beaches.
What an Amelia Island Fishing Map Actually Shows You
No single official Amelia Island fishing map exists. FWC's free Nassau-Duval angling guide and NOAA chart 11488 cover these waters, along with the piers, ramps, and license rules.
Fernandina Beach Flag Conditions Today, and How to Read Them
How to check today's beach flag on Amelia Island, what each color means on Florida's own warning sign, and why a missing flag is never an all-clear.
Amelia Island Beach Hours Are Set by Three Different Governments
City accesses close midnight to 5 a.m., county lots bar vehicles until sunrise, and the state parks run 8 a.m. to sunset. Beach hours here depend on who manages the sand.
Amelia Island Weather by Month: What a Full Year Feels Like
Amelia Island weather by month, from the Fernandina Beach normals: highs of 64.3°F in January to 90.7°F in July, the driest and wettest months, and hurricane season.
We Bought a Second Home on Amelia Island. A Year Later, We Moved Here.
We bought a second home on Amelia Island in 2020 and moved full-time in 2021. Angie Heitzer shares her story of downsizing, coastal living, and finding home.
Living on Amelia Island: What an Ordinary Week Looks Like
What full-time life on Amelia Island really involves: the beach before work, the mainland drive, hurricane season dates, the homestead exemption, and the historic district rules.
Older Home or New Construction: Which to Buy on the Coast
Compare older homes and new construction through insurance documentation, flood elevation, maintenance, and the coastal setting you want.
Wind Mitigation Report: What It Changes About Your Premium
What a wind mitigation report is, who can sign one, how long it lasts, and how Florida law turns it into money off your premium. For Amelia Island buyers and sellers.
Florida FAR/BAR AS IS Contract: What AS IS Really Means
The FAR/BAR AS IS form leaves most inspection-related repairs to the buyer, while preserving inspection, timely written cancellation, maintenance and disclosure duties.
