Nassau County, FL: flood zone, zoning and property lines by address
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Towns in Nassau County: Fernandina Beach, Yulee, Nassau Village-Ratliff.
Flood zone by address
ParcelSheet reads FEMA's National Flood Hazard Layer at the lot: the zone, whether it is a high risk area where lenders ask for flood insurance, and the base flood elevation where FEMA lists one. FEMA's countywide study for Nassau County has 123 FIRM panels, the newest effective August 2017; coastal V zones, where waves add to the flood, are mapped along its shore.
The official panel and any Letter of Map Amendment are at FEMA's Map Service Center. An elevation certificate for a Nassau house comes from a licensed surveyor and is often on file with the county or city building office (Building).
Property lines
The parcel outline, parcel number and mapped size come from the Florida statewide cadastral (county property appraiser parcels with the Department of Revenue tax roll), so a Nassau lot shows the same lines the property appraiser draws. Nassau County covers about 415,186 acres of land and 49,404 acres of water.
Mapped lines are approximate. The Nassau County Property Appraiser keeps the parcel record; a licensed surveyor sets the true corners.
An example from the county's own records: parcel 000031142I00020000 in Fernandina Beach, a lot with one house, about 6,586 square feet as mapped, the house built in 2003. Open it to see every card ParcelSheet draws for a Nassau lot.
Zoning
Nassau County zones its unincorporated land, and Fernandina Beach zones the land inside its limits. ParcelSheet shows the use the property appraiser lists for the lot and links Planning and Economic Opportunity for the district, the uses it allows and the lot size it needs.
ADU and guest houses
Florida Statute 163.31771 lets local governments allow an accessory dwelling unit on a lot with a house. Whether a Nassau lot can add one depends on its district; Planning and Economic Opportunity has the rule. ParcelSheet shows the mapped lot size and the ground's slope, the first two things the question turns on.
Septic and soil
ParcelSheet reads the USDA soil survey at the lot: the soil's name, its septic absorption rating and whether it is prime farmland. Nassau County is soil survey area FL089, Nassau County, Florida, last updated September 2026, on Web Soil Survey.
A new or changed septic system in Nassau County needs a permit from the Florida Department of Health in Nassau County, which tests the soil on the lot itself.
Setbacks
Setbacks in Nassau County come from the zoning district: the front, side and rear distances a house must keep. ParcelSheet does not draw setback lines; Planning and Economic Opportunity gives them for the lot's district, and Fernandina Beach for land inside its limits. On the Nassau shore, building seaward of the state's Coastal Construction Control Line needs a state permit.
Hazards that apply
- Sinkholes. The Florida Geological Survey lists 2 subsidence incident reports in Nassau County (the reports). They are reports, not confirmed sinkholes; ParcelSheet does not rate a lot for sinkholes.
- Storm surge. Nassau County has coastal V zones on its FEMA map, so storm surge reaches its shore. The county's evacuation zones are on its emergency management site; ParcelSheet shows the FEMA zone and the 3 ft sea level rise map at the lot.
- Wind. The Florida Building Code sets the design wind speed for a house in Nassau County; the building office (Building) applies it at permit.
- Wetlands and wildfire. ParcelSheet shows the National Wetlands Inventory near a Nassau lot and the Forest Service wildfire hazard rating at it.
Questions
Is my house in a flood zone in Nassau County?
Type the address in the box above and ParcelSheet reads FEMA's flood zone at the lot's center. FEMA's countywide flood map for Nassau County has 123 panels, the newest effective August 2017. A lender or insurer uses the official FIRM panel; FEMA's Map Service Center has it.
How do I find property lines in Nassau County?
Open the Florida map, type the address, and the parcel outline from the county property appraiser shows on the map with its parcel number and mapped size. The Nassau County property appraiser keeps the official record. Mapped lines are approximate; only a licensed surveyor sets the true corners.
What is my property zoned in Nassau County?
Zoning in Nassau County is set by the county for unincorporated land and by each city (such as Fernandina Beach) inside its own limits. ParcelSheet shows the use code the property appraiser lists and links the office that sets the zoning; the planning office has the final word.
Can I build an ADU in Nassau County?
Florida Statute 163.31771 lets counties and cities allow an accessory dwelling unit, and each sets its own rules. In Nassau County ask the zoning office for the lot's district first; ParcelSheet shows the lot size as mapped so you can see the room you have.
Do I need a septic permit in Nassau County?
Yes. A new or changed septic system in Nassau County needs a permit from the Florida Department of Health in Nassau County. ParcelSheet shows the USDA soil survey's septic rating at the lot, from survey area FL089 (Nassau County, Florida).
Next to Nassau County: Baker County, Duval County.
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