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Eagles Nest, Callahan, Florida
About 260 acres fronting US Highway 1 in Callahan, unincorporated Nassau County, in the northeast corner of Florida between Jacksonville and the Georgia line. LGI Homesbought the tract outright in early 2026 and is the owner of record. The dirt has already moved: cleared and graded ground, a cut perimeter road prism, a stormwater pond holding water. What does not exist yet is a plat, a lot count, a street name, an address or a price.
At a glance
- Where
- Callahan, unincorporated Nassau County
- Frontage
- US Highway 1
- ZIP code
- 32011
- Site size
- About 260 acres
- Land owner of record
- LGI Homes
- Land purchase
- Bought outright in early 2026
- Site work
- Under way: cleared, graded, stormwater pond cut
- Drinking water
- Private well
- Wastewater
- Septic system
- Electric
- A rural electric cooperative
- Special flood hazard area
- Mapped inside it
- Current zoning on the record
- Still reads rural
- Community development district
- None on the record here
- School district
- Nassau County School District
- Recorded plat
- None on record yet
- Street addresses
- Not yet assigned
- Lot count
- Not yet released Get notified
- Lot sizes
- Not yet released Get notified
- Street names
- Not yet released Get notified
- Pricing
- Not yet released Get notified
- Floor plans
- Not yet released Get notified
- Amenities
- Not yet released Get notified
- Homeowners association dues
- Not yet released Get notified
- Central water or sewer
- Not established either way Get notified
- Rezoning
- Not established either way Get notified
- Model home
- Not yet announced Get notified
- Opening date
- Not yet announced Get notified
Details on this page are compiled from public entitlement records and are targets, not commitments. Pricing, floor plans, home counts, and timing have not been released by the builder and are subject to change without notice.
The clock on this one has already started. Earthwork on a 260-acre tract is the long, quiet half of building a subdivision, and it is the half under way here. The lot count, the lot sizes, the plans and the price are still to come, and they tend to arrive together in a single week.
What is actually here
One large tract, highway frontage, and ground that has been worked. County mapping and the deed description put it between roughly 256 and 274 acres: call it about 260 acres of flat, sandy, pine-and-palmetto north Florida land, with the rail line running parallel behind it and established rural neighbourhoods on three sides.
The cleanest fact on the page is who holds it. LGI Homes bought the tract outright in early 2026, paying about 4.6 million dollars, and is the owner of record on the county roll. LGI Homes is a national production homebuilder, so the party that assembled the site is the party that will build on it. On most greenfield sites a land developer permits, clears, plats and sells finished lots on to a builder, and the schedule hangs on that handoff. Here there is none left.
Nothing about the homes themselves has been released: no plan series, no lot size, no price, no model, no date. Subdiview is not affiliated with, endorsed by, or sponsored by LGI Homes, whose community names are used here for identification only.
The site work is already visible
The ground has been cleared and graded. A long straight graded corridor runs along the north edge of the tract from northeast to southwest. A closed perimeter road prism, the raised earth bed a street is later built on, encloses most of the land. An interior pad has been graded flat. And a rectangular stormwater pond has been cut and is already holding water. None of that was there in early 2026, and all of it has been there through the autumn.
What it tells you is sequence. Road prism and stormwater come first, because the pond has to exist before the streets can drain into it and the pads can be built up out of the spoil. Platting, utilities, paving and vertical construction come after. So this tract is past the stage where a project quietly disappears, and not yet at the stage where anyone can quote you a house.
Well and septic, in plain terms
Here is the fact a brochure would bury. Water at this site is private well and wastewater is septic. There is no central water or sewer here, and it is not a quirk of one parcel: every parcel nearby reads the same way, with electric from a rural cooperative. Whether LGI Homes extends central utilities as part of developing the tract is not established either way.
Start with the money. On a new home the well and the septic system are normally built into the purchase price rather than billed separately, so afterwards you have no monthly water and sewer bill. In exchange you own two pieces of infrastructure, and when they need work nobody else pays. Lower recurring cost, lumpier occasional cost.
A well means a pump, a pressure tank, and water whose chemistry is whatever the aquifer gives you. In this part of Florida that often means iron staining, hardness or a sulphur smell, and treatment equipment is common and well understood locally. Have the water tested independently, for bacteria as well as minerals, and ask what treatment is included and what is an upgrade. Budget for a pump eventually.
Septic means a tank and a drainfield. The tank needs pumping every few years, which is cheap and routine. The drainfield is the part that matters: sized and sited for the soil, kept clear of driveways, vehicles, sheds and pools, and unhappy under heavy traffic or standing water. On a rural lot that is easy, but part of your lot is committed, so ask where the drainfield and its reserve area sit before you choose a homesite. A drainfield also has to sit a set distance above the water table, which is one reason graded and elevated pads matter so much on ground like this.
None of this is a warning. Well and septic is how rural Nassau County lives, and the neighbourhoods adjoining this tract have done it for decades. A lender and an appraiser will want the systems documented, and a water test can be a closing condition.
The zoning question, which is the biggest open one
Be straight about this, because it determines what gets built. The live county record for this parcel still shows it as open rural land with an agricultural future land use, which is not, on its face, the entitlement a production subdivision is built on.
There are two honest readings and we will not pick one for you. Either the record is lagging an approval that has already happened, which is ordinary, or the eventual yield here is large-lot rural rather than a dense subdivision. The visible earthwork fits either, because both need roads and drainage.
Either way the consequence is the same, and it is the biggest unknown here: the lot count and the lot sizes are genuinely unknown. A 260-acre tract could be a few dozen multi-acre homesites or several hundred conventional ones, at completely different prices. We will not guess, and we will not tell you a rezoning has happened when the parcel's own record still reads rural. Ask, in writing, what density is approved and what the minimum lot size is.
Flood mapping, surge and storms
The tract is mapped inside the special flood hazard area. We lead with that rather than hide it in a footnote, because it affects your monthly payment directly: a federally backed mortgage will require flood insurance on a home mapped inside it, and that premium sits alongside taxes and homeowners insurance.
Two genuine qualifiers, neither of which is a promise. The mapped area is not permanent; maps get revised. And development commonly regrades and elevates building pads precisely so finished homes sit above the level that drives the mapping, which is much of what all that earthwork is for. So the mapping on raw land today is not necessarily the mapping on a finished, elevated lot. We are not telling you it will change, and you should not budget as though it will. Ask for a lot-level determination in writing once your homesite has an address, and ask whether an elevation certificate comes at closing, because that is what an insurer prices from.
Separately, this part of northeast Florida carries the hurricane storm-surge and evacuation designations typical of the region. That is what living here involves rather than an indictment of this tract. The practical version: know your evacuation instruction before a storm is named, and know that inland rural routes load up fast. Rural also means power down a longer line through more trees, so a generator is a more reasonable purchase here than in town.
Callahan, and what rural Nassau feels like
Callahan is a small town at a crossroads, and that is the character of it: a rail junction and a highway junction, a few blocks of real town, a feed-store economy that has turned into a commuter one. The land around it is pine plantation, pasture and large-lot subdivisions, with working timberland immediately west of this tract and conservation land in the wider area. It is genuinely quiet, not suburban-quiet.
The neighbourhoods adjoining this site are the useful preview: established rural subdivisions on well and septic, wide lots, big trees, no amenity centres. Drive those streets. What you will not find nearby is dense retail; Callahan has the practical things and anything beyond that is a drive. The tract's frontage on the map: US Highway 1 in Callahan. There is no pin to give you, because no address has been assigned.
Getting around: the corridors
US Highway 1 is the spine and the reason this tract exists where it does. It runs southeast from Callahan toward Jacksonville and north toward the Georgia line, putting a rural tract inside commuting reach of a metropolitan job market. A1A is the east-west connector, across the county toward Yulee and on to Fernandina Beach.
The realistic work destinations are the Westside and northside industrial belt, plus the port and airport district, which carry logistics, distribution, rail and marine terminal work. Downtown is further and the Southside further still. North, the Georgia line is close enough that working from the Kingsland side is ordinary here.
East is the quality-of-life argument. Fernandina Beach and Amelia Island are the county's coast: a historic downtown, real beach access, a state park at the north end. Living inland on acreage and reaching the Atlantic on a weekend morning is the trade this part of Nassau County offers. We have not measured drive times and will not estimate them. Drive it yourself at the hour you would actually drive it: rural two-lane roads and a rail crossing behave differently at seven in the morning.
The cost stack
Start with what is knowable. Florida has no state income tax, and the homestead exemption is set by state law rather than by any county: as of the 2026 tax year it exempts up to 50,000 dollars of assessed value on a qualifying primary residence, with the second 25,000 not applying to school levies, after which the Save Our Homes cap limits how fast your assessed value can rise. It starts after you own the home, occupy it and file. The land here is assessed as vacant today, so the first full tax year on a finished home is the one that jumps.
Then the district question, the biggest unpriced line on most Florida new-home purchases. A community development district is a special-purpose local government that borrows to build a community's roads, drainage and utilities and repays the bonds through an annual assessment on every home inside it, often well over a thousand dollars a year for decades, on top of any association. Here the county's own district boundary record shows no such district and no municipal service benefit unit, on this parcel or its neighbours, so no district bond assessment is expected. Read that as what the record shows rather than a guarantee: a district can be created later, and because these assessments are non-ad-valorem, a parcel's tax code cannot settle it.
Association dues have not been released and no association name or fee is on the record. On rural large-lot product dues are often modest, but something has to maintain that stormwater pond and whatever streets end up private, so expect an association and read the budget and reserve schedule when they exist.
Insurance is the line that moves a Florida payment most, and here it has two parts. Wind is the dominant one, and new construction is a genuine advantage: a home built to the current Florida Building Code with a wind mitigation inspection earns the largest credits available. Flood is the second, and on a home mapped inside the special flood hazard area with a federally backed mortgage it is required. Get a bound quote on the specific plan and homesite, early enough that it can still change your mind.
Buying before the plat records
Until a plat records there is no legal lot. The land is still described in the records as a piece of a section rather than a numbered lot, which is why there are no street names and no addresses. When a builder begins selling pre-plat you are contracting for a homesite that will exist, on a plan that may still be adjusted, with a closing date that depends on approvals and weather. That is normal. It means the contract, not the model home, is what to read carefully.
The terms that matter most are not the ones buyers argue about. Ask how much deposit is required and when it becomes non-refundable, what the builder may substitute and on what notice, what happens if completion slips and whether your price is held, and what the warranty covers. On this site add the rural-specific ones: the well and septic design and who permits them, the finished pad elevation, which homesites adjoin the stormwater pond, where the drainfield and its reserve area sit on your lot, and whether the interior streets will be public or private.
Schools
The Nassau County School District serves the whole county, so the district is certain, and this area is served by the Callahan elementary, intermediate and middle schools. Nassau splits the elementary years across a lower and an upper campus in Callahan, which is worth knowing if you have children in that band.
We will not publish ratings or promise you an assignment. Assignment runs off a street address, this community has none yet, and boundaries get re-drawn as a county grows. Once a homesite has an address, run it through the district's own lookup, and if a specific school is why you are buying, make it a written condition.
The honest tradeoffs
In its favour: highway frontage inside commuting reach of Jacksonville, the coast at Amelia Island within an easy drive, and the Georgia line close enough to widen the job market. One company owns the land and is building it, so there is no developer handoff to wait on. Site work is visibly under way. No district bond assessment appears on the record. Rural land, trees and quiet are the actual product here.
Against it, plainly: you are on well and septic, two systems you own and maintain. The tract is mapped inside the special flood hazard area, so a federally backed loan brings a required insurance premium unless and until that changes. The parcel's own record still reads rural, so this could land anywhere between large-lot acreage and a conventional subdivision. Shopping is a drive. Hurricane planning and a longer rural power line come with it. And there is no price, plan or date yet, so you are joining a list rather than choosing a house.
Buying from a production builder, with someone on your side
There is no sales office here yet and no model home, which changes how first contact works. At this stage your first interaction with any builder is almost always a registration rather than a visit: a form, an enquiry, a name on a list. That is where the representation question quietly gets decided.
The person at the desk in a builder's sales centre works for the builder. They are usually knowledgeable and often helpful, and they are also paid by and accountable to the party on the other side of your contract. That is what the job is. It does mean the only person reading your contract on your behalf is whoever you brought.
Your own representation generally costs a buyer nothing extra, because builders budget for a buyer's agent whether or not you bring one. Where people lose it is timing: most builders will only recognise your agent if that agent is named at your very first registration, so arrange it before you walk a model and sign a visitor card.
What is still genuinely unknown
Not released: the lot count, lot sizes and dimensions, street names, any plan series or floor plan, any price, any association name or fee, any amenity list, a model home, a sales office and an opening date. Not established either way: whether the rural zoning and agricultural future land use have been amended, whether central water or sewer will be extended, the county instrument that approved the construction plans, and the school assignment, which follows from addresses that do not exist yet.
Two honest limits on our side. The county's permit records returned nothing over this site, so we cannot tell you which local approval authorised the work you can see on the ground, and an empty record is not proof that nothing exists. We also did not search civil court dockets. This page rests on the county parcel and district records, the issued state permit for the site work, the recorded transfer of the land and the visible condition of the ground. Most of the missing answers arrive together, in a single week, and that is the moment a list is for.
Other names and a caution
The records carry this tract as Eagles Nest, and that is the name worth searching. You will also see Eagles Nest Callahan and Eagles Nest Nassau County. In the older records the land is under none of those names: the legal description still reads as a part of a section, referencing the historic parent conveyances it was assembled out of, none of which is an Eagles Nest plat.
One caution. Eagles Nest is a common name and unrelated places use it, and the same builder has other communities elsewhere in Nassau County and the wider Jacksonville area, on different land with their own lot sizes, prices and sales status. A price attached to one of them tells you nothing about this tract. Search the community name and the town, not an address.
Questions
Where exactly is Eagles Nest?
On US Highway 1 in Callahan, in unincorporated Nassau County, Florida, in the northeast corner of the state between Jacksonville and the Georgia line, ZIP 32011. It is a single large tract of about 260 acres with highway frontage, with the rail line running parallel behind it and established rural subdivisions on well and septic adjoining it. Callahan is the town; the tract itself is county land rather than town land, which matters for services and for which authority approves what.
Who owns the land and who will build here?
LGI Homes bought the tract outright in early 2026, for about 4.6 million dollars, and is the owner of record on the county roll today. LGI is a national production homebuilder, so the party that assembled the site is also the party that builds on it, which removes the usual wait for a land developer to finish lots and hand them to a builder. Nothing about homes here has been released: no plan series, no price, no sales office and no date. Subdiview is not affiliated with, endorsed by, or sponsored by LGI Homes.
Has construction started?
Yes, site work has. The ground has been cleared and graded, a perimeter road prism has been cut around most of the tract, an interior pad has been graded and a rectangular stormwater pond has been dug and is holding water. None of that existed in early 2026 and all of it is there through the autumn. Nothing vertical has started: no homes, no model, no addresses. Site work is the slow, invisible half of a subdivision, and it is the half that is already done here.
Is the water and sewer public or private?
Private well and septic. There is no central water or sewer at this site, and every parcel in the surrounding area reads the same way: well for drinking water, septic for wastewater, with electric from a rural cooperative. That is normal and well understood in rural Nassau County, and it is the single most important practical fact on this page. It changes your up-front cost, your maintenance, your water testing and where a house can physically sit on a lot. Whether LGI extends central utilities as part of developing this tract is not established either way.
What does well and septic actually cost and involve?
On a new home the well and the septic system are usually built into the house price rather than billed separately, so the visible difference is the absence of a monthly water and sewer bill. In exchange you own two systems. A well needs a pump, a pressure tank and periodic water testing, and in this part of Florida treatment for iron, hardness or sulphur smell is common. A septic system needs a tank pumped every few years and a drainfield that has to be sited, sized and kept clear of driveways and heavy vehicles. Pumps and drainfields are the two things that eventually cost real money, so ask for the age, the design and the permit paperwork on both, and have the water tested independently.
How many homes and how big are the lots?
Genuinely unknown, and anyone quoting you a number today is guessing. No plat has recorded for this tract, so there are no lot lines in the public record, no lot count and no lot sizes. Separately, the parcel's own county record still reads rural: open rural zoning with an agricultural future land use. That is not, on its face, production-subdivision entitlement, so either the record is lagging an approval or the eventual yield is large-lot rural. Both are live possibilities and the difference is enormous for a buyer. We will publish the number the day it is on the record.
What does the flood mapping mean for me?
The tract is mapped inside the special flood hazard area, and you should treat that as a real cost line rather than a footnote. A federally backed mortgage will require flood insurance on a home mapped inside it, and that premium is part of your monthly payment. Two honest qualifiers. The mapped area can be revised, and development commonly regrades and elevates building pads, so the mapping on raw land today is not necessarily the mapping on a finished, graded, elevated lot. We are not promising that it changes. Ask for a lot-level determination in writing once your homesite has an address, and price flood coverage before you are committed.
Is hurricane risk a factor here?
Northeast Florida carries hurricane storm-surge and evacuation designations, and this area is inside them, which is ordinary for the region rather than unusual for this tract. Practically it means two things. You should know your evacuation instruction before a storm is named, because inland rural roads load up fast and US Highway 1 is a main route out. And insurance is priced on wind as much as on water, where new construction helps: a home built to the current Florida Building Code with a wind mitigation inspection earns the largest available credits.
Will there be a community development district assessment?
The county's own district boundary record shows no community development district and no municipal service benefit unit on this parcel or on its neighbours, so no district bond assessment is expected. Read that as what the record shows rather than as a guarantee. A Florida district assessment is non-ad-valorem, so looking at a parcel's tax code can never settle it, and a district can be created later as part of developing a tract. Put the question in writing when a sales office opens and ask for the annual amount and the term.
What about property taxes and the homestead exemption?
Florida has no state income tax, and the homestead exemption is set by state law rather than by Nassau County: as of the 2026 tax year it is up to 50,000 dollars of assessed value for a qualifying primary residence, with the second 25,000 not applying to school levies. The Save Our Homes cap then limits how fast your assessed value can rise once homestead is in place. None of it travels with the house. You get it after you own the home, occupy it and file for it, and the land here is assessed as vacant today, so the first full tax year on a finished home is the one that jumps.
What schools serve the area?
The Nassau County School District, with the Callahan elementary, intermediate and middle schools serving this part of the county. We will not publish ratings or test scores, and we will not promise you an assignment, because assignment runs off a street address, this community has none yet, and boundaries get re-drawn. Once a homesite has an address, run it through the district's own lookup, and if a particular school is the reason you are buying, make it a written condition rather than a conversation.
What is the commute like?
US Highway 1 is the spine, running southeast toward Jacksonville and north to the Georgia line, with A1A the connector east toward Fernandina Beach and Amelia Island. Jacksonville's Westside, its port and airport district and its northside industrial employment are the realistic work destinations, and the Georgia side around Kingsland is close enough to be a real option. We have not measured drive times and will not guess at them. Drive it yourself at the hour you would actually drive it, in both directions.
What do street names and addresses look like today?
There are none. Streets get named and addresses get assigned when a plat records, and no plat for this community is on record. The road names you can see in the neighbouring subdivisions belong to those neighbourhoods, not to this one. If you see a house number attached to this community today, treat it with suspicion and search the community name instead.
How do I get updates?
Join the interest list on this page. When a plat records, or lot sizes, pricing, plans, dues, street names or an opening date are released, the people on the list hear first.
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Get on the Eagles Nest interest list
The lot count, lot sizes, pricing, plans, dues, street names and an opening date have not been released. Leave your details and you will hear first when they are.
Subdiview is operated by a real estate broker licensed in Illinois. We are not your agent, we do not represent you, and we perform no real estate brokerage services in this state. No one at Subdiview is licensed in this state. If you join an interest list, your information is referred to a real estate professional licensed in the state where the property is located, who will contact you directly. We are compensated by that professional's brokerage, not by you.
Where this came from
Compiled from public county, state and federal records and from dated satellite imagery, accurate as of early November 2026. The homestead exemption figures are set by Florida law statewide, as of the 2026 tax year. Approvals, counts and dates change and are targets rather than commitments.
Subdiview is operated by a real estate broker licensed in Illinois. We are not your agent, we do not represent you, and we perform no real estate brokerage services in this state. No one at Subdiview is licensed in this state. If you join an interest list, your information is referred to a real estate professional licensed in the state where the property is located, who will contact you directly. We are compensated by that professional's brokerage, not by you.
Subdiview is not affiliated with, endorsed by, or sponsored by LGI Homes. LGI Homes and its community names are trademarks of their respective owners and are used here for identification only. All community information is compiled from public records and is subject to change.