Leeward Landing
Homes for Sale in Neptune Beach, FL
All 35 homes for sale in Neptune Beach, FL · median $1,300,000 · 28 homes for sale in 32266 · Duval County homes for sale
True comps, carrying-cost math, and listings before the portals.
Market Heat
Over the 12 months ending 2026-10-14, 9 recorded sales closed at a median of $700,000, $378 per square foot, a median 12 days on market, sellers accepting 100% of original asking (+22% versus the prior year). Homes listed or recently sold were built 1979–1984; 1 of the 8 geocoded homes sit in a FEMA special flood hazard zone (median elevation 10 ft). At the median price and Duval County's FY2025-26 rate of 17.86 mills, annual property tax runs about $12,510 ($11,770 with the full homestead exemption).
Momentum Realty in Leeward Landing: our agents closed 1 home here for buyers and sellers in the last 12 months (brokerage closed records through October 2026). Find a Momentum agent near Neptune Beach →
Last 30 days in Leeward Landing: 1 closed sale (median $630,000). As of October 16, 2026, realMLS.
Leeward Landing's pricing is set by a wide construction span and a small, tightly held inventory. Homes here run from 1939 to 2024 with a median year built of 1981, and a median living size of 2,066 square feet. That spread means condition and vintage do more to move a price than square footage alone. The median sale price sits at $743,000, working out to $379.82 per square foot, and with only 1 active listing against 8 closings in the recent window, there simply is not much on the market to compare against.
The market posture here is seller-leaning, with 1.5 months of supply and a median of 9.5 days on market — homes are not sitting. Prices are up 29.2% year over year and 146% since 2012, and homestead share sits at 87.7%, meaning most owners are claiming this as a primary residence rather than a rental or investment. For a buyer, that combination means moving with financing and inspection contingencies ready before you write an offer. For a seller, it means a listing priced to the market's recent comps should not sit long.
Leeward Landing right now
🟢 Still climbing. The trailing-12-month median ($700K) is up 21.7% from the prior 12 months ($575K) and up 187% since 2012. With about 4 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level realMLS closed sales, 12-month windows ending October 14. Confidence: Low (9 and 3 sales in the two windows).
What's unique here: the median sale price is about 2x the typical Duval County sale ($700K vs $310K, trailing 12 months, realMLS records).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 16, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
Nearby homes for sale
No active listings inside Leeward Landing right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
Leeward Landing market snapshot (as of October 14, 2026): the median sale price is about $700K ($378 per sq ft over the trailing 12 months of closed sales), and a median 12 days on market for closed sales. The trailing-12-month median is up 22% from the prior 12 months and up 187% since 2012, computed from record-level realMLS closed sales (9 closings in the current window).
In ZIP 32266 (Neptune Beach), 84 homes closed in the last 12 months at a median of $708K ($392/sq ft), up 5.3% year over year, with a median 33 days on market. Right now 12 active and 2 pending listings put supply at about 5.1 months — a balanced market. See the live ZIP 32266 housing market and the Duval County market.
County records show 5 qualified sales in Leeward Landing across 2024–2025 (2 in 2024, 3 in 2025), median $575,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Flood zones in Leeward Landing: of 8 listing addresses checked against the FEMA National Flood Hazard Layer, 88% sit outside the FEMA Special Flood Hazard Area (Zone X); 12% are in an A-series high-risk zone where flood insurance is required with a federally backed mortgage. Individual parcels vary - verify any specific address at msc.fema.gov.
Leeward Landing is a community of 114 homes in Neptune Beach, Duval County, built between 1939 and 2024 (median 1980.0), with a median living area of about 2,004 square feet. 88% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
A 179-home pocket of Neptune Beach with construction spanning eight decades — from a 1939 build date up through homes finished in 2024 — which gives buyers a genuine mix of vintage character and newer builds rather than a single-era streetscape.
The setting & the homes.
Aerial and on-site photos of Leeward Landing. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Leeward LandingPhotos from realMLS listings in Leeward Landing; content deemed reliable but not guaranteed.
Who Leeward Landing is best for.
Best for
- A buyer targeting the mid-$700,000s in Neptune Beach who is ready to act fast when a listing appears.
- A buyer who wants a specific home and lot rather than a shared amenity package, since none is identified here.
- A buyer comfortable evaluating homes across a wide range of build years, from 1939 to 2024.
Probably not for
- A buyer who needs several comparable active listings to choose from before making a decision.
- A buyer working with a longer timeline who cannot move within days once a home is listed.
- A buyer specifically seeking a community with organized amenities, since none are identified in current MLS data.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending October 14 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($700K) IS the median in the snapshot above, and the move from 2025 ($575K) IS the +21.7% one-year change.
Windows contain 1 to 9 sales each (9 in the current window); every figure carries its sample size, and thin markets swing on single closings. Source: Data provided by realMLS. Deemed reliable but not guaranteed.
24% of homes for sale in ZIP 32266 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-10-14).
Leeward Landing Market Scorecard
Leeward Landing is currently a balanced market..
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Leeward Landing on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from realMLS. Map data © OpenStreetMap contributors.
Recent Developments in Leeward Landing
Development, infrastructure, retail, and school activity affecting Leeward Landing, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- October 2026Market
St. Johns County denies 4,462-acre Palm Valley farmland housing application under new state enclave law
Commissioners denied 3-2 on Sept. 15 the 4,462-acre Palm Valley application near Nocatee under the state agricultural enclave law, and the county plans to fight it in court. Another proposal of nearly 1,200 acres and about 15,000 homes south of St. Augustine was approved in August, then denied 3-2 on Sept. 28. St. Johns County has received 16 applications under the law.
What it may mean for the marketThe outcome of these applications will shape how much new housing supply can be added on rural land in the county. The site is about 10 miles south of Leeward Landing.
Source: Jacksonville Today - September 2026Infrastructure
JEA advances about $690 million in infrastructure projects including Fulton Cut transmission line raise near JAXPORT
JEA is moving forward with three water reclamation projects (Blacks Ford in northwest St. Johns County, over $220 million; near Jacksonville International Airport, about $193 million; East Arlington, just under $165 million) and the $117 million Fulton Cut transmission line clearance over the St. Johns River near Blount Island. Fulton Cut, shared with JAXPORT and the city, is expected to finish in summer 2027 and all four projects by 2030.
What it may mean for the marketRaised power lines support larger ship access to port terminals, and new reclamation capacity supports growth in surrounding areas. The site is about 8 miles northwest of Leeward Landing.
Source: News4JAX - September 2026Development
Gateway Jax seeks more than $70 million in city incentives for Riverfront Plaza tower and Hotel Merrydelle
Gateway Jax is requesting about $55.4 million in incentives for a 17-story, roughly $271.5 million Riverfront Plaza tower with 130 to 170 hotel rooms and 50 to 150 residences on Independent Drive. It also seeks a $15 million loan for the nearly $50 million renovation of the former Ambassador Hotel at 420 Julia Street. The Downtown Investment Authority board votes Sept. 16 and City Council has the final say.
What it may mean for the marketIf approved, the projects would add hotel rooms, residences and restaurants along the Downtown riverfront. The project is about 14 miles west of Leeward Landing, elsewhere in Duval County.
Source: Jacksonville Today - July 2026Development
Culinary Institute of America selects Jacksonville for Southeast campus
News4Jax reported that the Culinary Institute of America chose downtown Jacksonville for its Southeast hub, to be located at 330 E. Bay Street on the Northbank riverfront. The campus would anchor a $160.5 million hotel and convention center development. The city previously approved up to $35 million in incentives, and the Downtown Investment Authority is finalizing agreements on design and property details.
What it may mean for the marketAnchors a major downtown riverfront redevelopment that pairs an educational campus with hotel and convention space, adding institutional and commercial investment to the urban core alongside Riverfront Plaza and Pearl Square. The project is about 14 miles west of Leeward Landing, elsewhere in Duval County.
Source: News4Jax - April 2026Development
Southeast Toyota opens $170M vehicle-processing facility at JAXPORT's Blount Island, adding 400-plus jobs
Southeast Toyota Distributors dedicated a new vehicle processing facility at JAXPORT's Blount Island Marine Terminal in April 2026. The company put the investment at $170 million and said the facility created more than 400 full-time jobs, most of them hired locally.
What it may mean for the marketA large new employment center on Blount Island adds sustained local job demand, a factor that has historically supported nearby housing absorption. The site is about 8 miles northwest of Leeward Landing.
Source: JAXPORT - February 2026Infrastructure
JAXPORT details $250M Blount Island modernization and record cargo in 2026 State of the Ports
At its February 2026 State of the Ports address, JAXPORT outlined a $250 million modernization of Blount Island's container and vehicle-handling capabilities and reported record fiscal-2025 cargo volumes. The port also said an air-draft expansion to accommodate larger ships is on track to finish by the end of 2026.
What it may mean for the marketContinued heavy investment in the Blount Island port complex anchors long-term industrial employment on the northeast side, a structural demand driver for the surrounding area. The site is about 8 miles northwest of Leeward Landing.
Source: News4Jax
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
The Leeward Landing buying strategy.
If we were buying in Leeward Landing today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Leeward Landing.
A wide build era on a small footprint
With 179 total homes and a construction range from 1939 to 2024, Leeward Landing is not a subdivision defined by one architectural moment. The median year built of 1981 puts the typical home solidly mid-span, and the median living area of 2,066 square feet suggests a footprint sized for a range of buyers rather than starter units or oversized estates. Current MLS data does not identify a formal amenity package for this community, so buyers should treat the home and lot itself — not shared amenities — as the value driver here.
The number that stands out is inventory: 1 active listing against 8 closings in the recent window and 1.5 months of supply. That is a market where a well-priced home moves before it has time to build a track record on-site. At $379.82 per square foot and a median price of $743,000, buyers are paying for a scarce, fast-moving pocket of Neptune Beach rather than a large, easily comparable subdivision.
The location and the amenities are priced into every listing in Leeward Landing. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Leeward Landing buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 4 factors (9.6). Basis: Long-Term Appreciation +187% since 2012; Recent Direction +21.7% year-over-year; Owner Commitment 88% owner-occupied; Pricing Power 99.5% sale-to-list. Refreshed with each data update.
Why work with Momentum here
A market with 1 active listing and a 9.5-day median days on market does not give buyers much room for a slow decision or a seller much room for a mispriced listing. Momentum tracks the closings behind these numbers — not just the asking prices — so an offer here is built on what 8 recent closings actually settled for, and a listing is priced against the same real, current data rather than a stale comp.
Leeward Landing in 15 seconds.
What it really costs to own in Leeward Landing
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| Property tax | Current owners' bills run a median of $3,485/yr across 8 listings here (MLS tax records, 2026-10-16). |
|---|---|
| Home and flood insurance | The average Citizens Property Insurance premium in Duval County is $1,315/yr (2,001 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. Flood: of 8 listing addresses checked against the FEMA flood map, 88% sit outside the high-risk zone and 12% inside one, where flood insurance is required with a federally backed mortgage. Statewide, a Zone X flood policy runs about $500-$700/yr and a high-risk zone $1,200-$2,500/yr (FEMA Risk Rating 2.0 averages, not quotes). |
| Roof and age | Median build year 1981 across 8 listings. An original roof here would be about 45 years old; under Florida's 2022 reform (SB 2-D) carriers may require an inspection past 15 years, so budget for a roof report, and for replacement where it fails. |
Email me new listings in Leeward Landing
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about Leeward Landing
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Leeward Landing will answer, and the answer is published on this page for the next buyer.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Flood & Insurance Context
Of 8 sampled listing addresses in this community: 88% outside the FEMA Special Flood Hazard Area (Zone X/B/C); 12% in an A-series Special Flood Hazard Area zone.
Address-sampled; individual parcels vary - verify any specific address at msc.fema.gov. Check any address at FEMA's Flood Map Service Center, and see average home-insurance costs by Florida county.
Source: FEMA National Flood Hazard Layer, address-level lookups (n=8) · as of 2026-10
Tools for a Leeward Landing buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Leeward Landing sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Leeward Landing, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Leeward Landing home worth?
Get a no-obligation home value based on real comparable sales in Leeward Landing, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See all homes for sale in Neptune Beach →
Recently off market in Leeward Landing
Homes in Leeward Landing that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 9 on record.
- 1002 Kings Road · off market
- 1074 Kings Road · off market
- 1083 Kings Road · off market
- 1461 Hopkins Creek Lane · off market
- 1528 Leeward Lane · off market
- 1633 Landing Lane · off market
- 1642 Leeward Lane · off market
- 1810 Kings Way · off market
| Location | Neptune Beach, Duval County, FL · ZIP 32266 |
|---|---|
| Homes in the community | 114 (FL DOR 2025 assessment roll) |
| Years built | 1939–2024 (median 1980.0) |
| Typical living area | 2,004 sq ft (median) |
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | Carbon Monoxide Detector(s), Curbs, Suburban |
| Sale prices, last 12 months | $700,000 median across 9 closed sales · $378 per sq ft · +21.7% vs the prior 12 months |
| Days on market (closed sales) | 12 median |
| For sale right now | 0 active, 0 pending |
| Owner-occupied (homestead) share | 88% |
| Momentum Realty closings here, last 12 months | 1 |
Data as of October 14, 2026. Data provided by realMLS; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Leeward Landing key facts,” movewithmomentum.com/neighborhoods/leeward-landing-neptune-beach, data as of October 14, 2026.
Housing distress & ownership in Leeward Landing, Neptune Beach
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Source: Data provided by realMLS. Deemed reliable but not guaranteed.
Recently sold in Leeward Landing Neptune Beach
- 1821 Leeward Lane · sold $630,000
- 1528 Leeward Lane · sold $685,000
- 1461 Hopkins Creek Lane · sold $800,000
- 1074 Kings Road · sold $641,480
- 1810 Kings Way · sold $700,000
- 1642 Leeward Lane · sold $786,000
- 1633 Landing Lane · sold $845,000
- 1002 Kings Road · sold $790,000
Closed sales from the MLS; each page shows the sold price, taxes and value history.
More Neptune Beach home searches
Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- Leeward Lane (18 homes on record)
- Kings Road (14 homes on record)
- Leeward Lane (13 homes on record)
- Kings Road (11 homes on record)
Frequently Asked Questions
What is the median home price in Leeward Landing?
How long do homes in Leeward Landing take to sell?
How many homes are in Leeward Landing?
What share of Leeward Landing is owner-occupied?
When were the homes in Leeward Landing built?
Have Leeward Landing home prices gone up?
Who is the best real estate agent for Leeward Landing?
How do I find a top Neptune Beach real estate agent who knows Leeward Landing?
Can Momentum Realty connect me with an agent for Leeward Landing?
Where is Leeward Landing, and what county is it in?
How far is Leeward Landing from downtown Jacksonville and the beach?
Is Leeward Landing a good place to live?
How many homes has Momentum Realty sold in Leeward Landing?
Should you buy in Leeward Landing?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: October 14, 2026) |
| Community market stats | realMLS closed sales, 12-month windows ending October 14, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (2 streets, ZIP 32226/32266)) |
| Under-contract shares | realMLS records, as of 2026-10-14 |
| Historical depth | Closed-sale records back to 2001 (107 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of realMLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the realMLS member average and 8 days faster, and we’ll price yours against live local comps.
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See how Leeward Landing fits the bigger picture — live prices, inventory, and Momentum Scores:
More on Leeward Landing
- Home values · What homes in Leeward Landing actually sell for
Schools serving nearby communities
We do not have a confirmed school assignment for Leeward Landing. These are the public schools most often assigned to other communities in ZIP 32266; zones change and vary by address, so confirm with the district before you buy.
- Neptune Beach Elementary School · PreK-5 · FLDOE grade A (assigned to 10 nearby communities)
- Fletcher Middle School · Middle (assigned to 7 nearby communities)
- Duncan U. Fletcher High School · 9-12 · FLDOE grade A (assigned to 5 nearby communities)
- Duncan Fletcher High School · High (assigned to 5 nearby communities)
- Duncan U. Fletcher Middle School · 6-8 · FLDOE grade A (assigned to 2 nearby communities)
Assignments from district data for neighboring communities; grades are official Florida Department of Education school grades (2025-26).
Shop the zone: Homes zoned for Neptune Beach Elementary School · Homes zoned for Fletcher Jr High Middle School · Homes zoned for Duncan Fletcher High School
Nearby Communities
Explore more neighborhoods near Leeward Landing with Momentum Realty’s local guides.