Summer Sands
Homes for Sale in Neptune Beach, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo courtesy of EAST COAST REALTY · via realMLS
As of September 2026, Summer Sands in Neptune Beach, FL has 2 homes for sale. Over the 12 months ending 2026-09-12, 6 recorded sales closed at a median of $417,500, $300 per square foot, a median 65 days on market, sellers accepting 91% of original asking (-7% versus the prior year). Homes listed or recently sold were built 1987–1991; 8 of 8 report an HOA (median $108/mo); none of the 8 geocoded homes sit in a FEMA special flood hazard zone (median elevation 11 ft). At the median price and Duval County's FY2025-26 rate of 17.86 mills, annual property tax runs about $7,460 ($6,720 with the full homestead exemption).
Summer Sands is an older, established Neptune Beach community — homes were built out mostly between 1985 and 2016, with a median build year of 1988, so what a buyer is really pricing is condition and updates rather than newness. At a median of $420,000 on a median 1,494 living square feet, that works out to roughly $299.86 per square foot, and with a homestead share of 55.2% a solid majority of owners have filed for the exemption, which tends to mean longer hold times and less turnover-driven churn in the resale pool.
The current posture reads soft: a market heat score of 15 and a median 33 days on market — just over 30 days — point to a buyer's market rather than a scramble. Price is essentially flat year over year (up just 0.1%), and with only 9 closings in the observed window against 239 total homes in the community, the sample is thin enough that a single well-priced or well-updated sale can move the read. For sellers that argues for pricing to the comp, not a trend line; for buyers it argues for patience and room to negotiate on condition.
Summer Sands right now
🟡 Balanced market. 4.0 months of supply and 0% of the inventory already under contract put buyers and sellers on roughly even footing.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of realMLS records, as of September 12, 2026. Confidence: Medium (2 active and pending listings, 6 closed sales in 12 months).
🟡 Off the recent peak. The trailing-12-month median ($418K) is down 7.2% from the prior 12 months ($450K). With about a dozen 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 September 12. Confidence: Medium (6 and 10 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated September 12, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Summer Sands market snapshot (as of September 12, 2026): the median sale price is about $418K ($300 per sq ft over the trailing 12 months of closed sales), a median 65 days on market for closed sales, and 4.0 months of supply, a balanced market. The trailing-12-month median is down 7% from the prior 12 months, computed from record-level realMLS closed sales (6 closings in the current window).
Summer Sands is a community of 129 homes in Neptune Beach, Duval County, built between 1987 and 1991 (median 1989), with a median living area of about 1,538 square feet. 57% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Summer Sands is a 239-home Neptune Beach community built out mainly from 1985 to 2016, where the resale story is driven more by individual home condition and updates than by a single defining architectural era.
The setting & the homes.
Aerial and on-site photos of Summer Sands. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Summer SandsPhotos from realMLS listings in Summer Sands; content deemed reliable but not guaranteed.
Who Summer Sands is best for.
Best for
- Buyers targeting a purchase near the $420,000 median who are willing to weigh condition and build year (1985–2016) rather than assume uniform quality across listings.
- Buyers comfortable with a median 33-day process and a market that is not moving at a frantic pace.
- Sellers or buyers who want a pricing approach anchored to per-square-foot data (about $299.86) rather than a flat community-wide number.
Probably not for
- Buyers who need a large, deep pool of active comparable listings to shop against — with 239 homes total and only 9 recent closings, the pool is limited.
- Buyers expecting a purely turnkey, uniform-build product — the 1985 to 2016 construction span means condition varies home to home.
- Anyone relying on a quick automated price estimate instead of a home-by-home condition and comp review.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 12 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($418K) IS the median in the snapshot above, and the move from 2025 ($450K) IS the -7.2% one-year change.
Windows contain 2 to 20 sales each (6 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.
Summer Sands Market Scorecard
Summer Sands is currently a balanced market. About 4.0 months of supply, a median asking price of $367,500, and homes go under contract in about 44 days.
Typical home value in the 32266 ZIP is $795,466, about 43.5% above the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Housing distress & ownership in Summer Sands, 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.
Homes For Sale Right Now in Summer Sands
Live MLS inventory for Summer Sands. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending Summer Sands listings as of 2026-09-12, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
Summer Sands 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, tiles © CARTO.
Life at Summer Sands
- Pool · reported on 5 of 8 listings
- Clubhouse · reported on 2 of 8 listings
- Maintenance Grounds · reported on 2 of 8 listings
- Management - Off Site · reported on 2 of 8 listings
- RV/Boat Storage · reported on 1 of 8 listings
Community amenities as reported across realMLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
Schools
- Duval County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Duncan Fletcher High School (Duval County Public Schools); verify by address · High
- Fletcher Middle School (verify by address) · Middle
- Neptune Beach Elementary School (verify by address)FLDOE grade A · Elementary
Grades are official Florida Department of Education school grades for 2025-26. Assignments are reported as of the 2025-26 year and can change; always confirm with Duval County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Summer Sands address.
The Summer Sands buying strategy.
If we were buying in Summer Sands 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 Summer Sands.
Price per square foot is the real story in Summer Sands
With a median living area of 1,494 square feet and a median price of $420,000, Summer Sands prices out at about $299.86 per square foot — a figure that will vary meaningfully home to home given the 1985–2016 build span and a median build year of 1988. Older sections carry more original systems and finishes; later-built homes in the same footprint bring more updated construction to the same price band.
A 55.2% homestead share suggests a majority owner-occupied base with longer average hold periods, which keeps listing volume modest relative to the 239 homes in the community. That, combined with a market heat score of 15 and a median 33 days on market, means inventory here turns over deliberately rather than quickly, and buyers who wait for the right listing are not typically competing against a deep bench of alternatives.
The location and the amenities are priced into every listing in Summer Sands. 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 Summer Sands 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 (5.1). Basis: Recent Direction -7.2% year-over-year; Liquidity & Demand 4.0 months of supply; Owner Commitment 57% owner-occupied; Pricing Power 91.4% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a community with only 9 closings in the current window and 239 homes total, comparable sales are limited and pricing a listing or an offer off the wrong comp is an easy mistake to make. We work Summer Sands off the current median, price-per-square-foot, and days-on-market figures rather than a generic city-wide average, and we price condition and vintage — 1985 to 2016 construction — into the number instead of treating every sale the same.
Summer Sands in 15 seconds.
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.
Tools for a Summer Sands 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 Summer Sands sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Summer Sands, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Summer Sands home worth?
Get a no-obligation home value based on real comparable sales in Summer Sands, 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 →
Frequently Asked Questions
What is the median home price in Summer Sands?
How long do homes in Summer Sands take to sell?
Is Summer Sands a buyer's or seller's market right now?
How many homes are in Summer Sands?
What share of Summer Sands is owner-occupied?
When were the homes in Summer Sands built?
What schools serve Summer Sands?
Who is the best real estate agent for Summer Sands?
How do I find a top Neptune Beach real estate agent who knows Summer Sands?
Can Momentum Realty connect me with an agent for Summer Sands?
Should you buy in Summer Sands?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Summer Sands with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: September 12, 2026) |
| Community market stats | realMLS closed sales, 12-month windows ending September 12, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (3 streets, ZIP 32266)) |
| Under-contract shares | realMLS records, as of 2026-09-12 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2001 (244 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 Summer Sands fits the bigger picture — live prices, inventory, and Momentum Scores: