Atlantic Beach vs Neptune Beach
Two Duval communities, compared on the numbers that decide it — price, pace, and supply — from live MLS data as of 2026-11-04.
| Metric | Atlantic Beach | Neptune Beach |
|---|---|---|
| Median sale price | $975K | $1.27M |
| Price per sq ft | $466 | $654 |
| Avg days on market | 122 days | 72 days |
| Months of supply | 2.4 mo | 2.4 mo |
| Market | Balanced Market | Balanced Market |
| 1-year price change | +0% | -28% |
| Recent closings | 66 | 25 |
The verdict
Neptune Beach carries the higher median price — about 31% above Atlantic Beach. Homes in Neptune Beach sell faster (72 days on market vs 122).
Where each one is
Atlantic Beach and Neptune Beach are about a mile apart (straight-line, center to center) and share Duval County.
| Atlantic Beach | Neptune Beach | |
|---|---|---|
| County | Duval County, FL | Duval County, FL |
| City / area | Atlantic Beach | Neptune Beach |
| ZIP | 32233, 32080 | 32266 |
| Straight-line to downtown Jacksonville | 15 mi | 16 mi |
| Nearest Atlantic beach | on the coast at Atlantic Beach | on the coast at Jacksonville Beach |
| FEMA flood zones (sampled parcels) | 88% of 26 homes outside a flood zone (Zone X) | all 14 sampled homes outside a flood zone |
Distances are straight-line; driving distance is usually 15 to 30 percent more. Flood-zone shares come from FEMA flood maps matched to sampled parcels; always check the exact address before you close.
What is for sale today
| Atlantic Beach | Neptune Beach | |
|---|---|---|
| Homes for sale now | 13 | 5 |
| Under contract | 4 | 1 |
| Asking prices today | $185K to $4.6M | $375K to $2.6M |
| Listed in the last 7 days | 3 | 0 |
| Property types listed | Condominium, Single Family Residence, Townhouse | Single Family Residence, Townhouse |
Live MLS counts, refreshed with every listing pull. Browse them: Atlantic Beach homes for sale · Neptune Beach homes for sale.
The homes themselves
| Atlantic Beach | Neptune Beach | |
|---|---|---|
| Homes (parcels) | 985 | 204 |
| Built | 1900–2024 (median 1984) | 1929–2023 (median 1963) |
| Typical living area | 1,880 sq ft | 1,998 sq ft |
| Homesteaded (owner-occupied) share | 62% | 68% |
| Vacant lots | 25 | 3 |
Housing-stock figures from the Florida Department of Revenue 2025 assessment roll (public records).
Price history, year by year
| Year | Atlantic Beach median | Neptune Beach median |
|---|---|---|
| 2012 | $342K (61 sales) | $330K (25 sales) |
| 2013 | $340K (86 sales) | $420K (22 sales) |
| 2014 | $340K (69 sales) | $403K (20 sales) |
| 2015 | $430K (70 sales) | $388K (30 sales) |
| 2016 | $452K (76 sales) | $550K (19 sales) |
| 2017 | $500K (81 sales) | $481K (20 sales) |
| 2018 | $429K (66 sales) | $602K (27 sales) |
| 2019 | $505K (61 sales) | $808K (18 sales) |
| 2020 | $343K (82 sales) | $728K (30 sales) |
| 2021 | $735K (98 sales) | $795K (25 sales) |
| 2022 | $638K (72 sales) | $775K (15 sales) |
| 2023 | $430K (56 sales) | $925K (17 sales) |
| 2024 | $1.12M (62 sales) | $1.39M (22 sales) |
| 2025 | $992K (68 sales) | $1.18M (27 sales) |
| 2026 | $610K (69 sales) | $1.2M (25 sales) |
Since 2012, Atlantic Beach's median sale price is +78% and Neptune Beach's is +264% — Neptune Beach has appreciated faster over that stretch.
How each one trades
| Atlantic Beach | Neptune Beach | |
|---|---|---|
| Sale-to-original-list | 95.0% | 92.9% |
| New-construction share of sales | 4% | 16% |
| Typical sold home | 1,710 sq ft | 1,953 sq ft |
| Momentum market-heat score | 34 (cold) | 42 (normal) |
Last 12 months of recorded closings; sale-to-original-list is the share of the first asking price sellers actually got.
Schools the listings are zoned for
| Atlantic Beach | Neptune Beach | |
|---|---|---|
| Elementary | Mayport | Neptune Beach |
| Middle | Mayport | Duncan Fletcher |
| High school | Duncan Fletcher | Duncan Fletcher |
The school most often recorded on each community's MLS listings. Always confirm a specific address with the district.
Which one fits
On budget alone, Atlantic Beach is the lower entry point (median $975K vs $1.27M). Buyers who want newer construction (fewer near-term roof, HVAC and re-plumb items, and easier insurance quotes in Florida) will find it in Atlantic Beach; Neptune Beach trades that for a more established street and, typically, larger lots. Sellers get a faster sale in Neptune Beach (72 days on market on average); buyers get more negotiating room where homes sit longer.
Neither number set decides it: drive both on a weekday evening, check the HOA documents and the flood zone for the exact street, and price the insurance before you write an offer. A Momentum agent who works both communities can pull the comparable sales for any two specific homes.
Questions people ask
Is Neptune Beach more expensive than Atlantic Beach?
Yes, on recent sales: the median sale price in Neptune Beach is $1,275,000 versus $975,000 in Atlantic Beach, about 31% higher.
How far apart are Atlantic Beach and Neptune Beach?
About a mile straight-line, center to center, both in Duval County; driving distance is usually 15 to 30 percent more.
Which has newer homes, Atlantic Beach or Neptune Beach?
Atlantic Beach: its homes were built 1900–2024 with a median year of 1984, versus a median of 1963 in Neptune Beach (Florida DOR assessment roll).
Which has appreciated more, Atlantic Beach or Neptune Beach?
From 2012 to 2026 the median sale price rose 78% in Atlantic Beach and 264% in Neptune Beach (recorded MLS closings by calendar year).
Where do sellers get closer to asking price?
Atlantic Beach — sellers there received 95.0% of the original list price over the last 12 months versus 92.9% in Neptune Beach.
What high schools serve Atlantic Beach and Neptune Beach?
Listings in Atlantic Beach most often report Duncan Fletcher; listings in Neptune Beach report Duncan Fletcher. Zoning is set by the district and can change - verify by address.
Go deeper on each: Atlantic Beach homes, photos & schools · Neptune Beach homes, photos & schools
Figures are aggregates from realMLS / DBAAR, updated regularly. Thinking about either? Talk to Momentum Realty.