Isle of Palms vs Neptune Beach
Two Duval communities, compared on the numbers that decide it — price, pace, and supply — from live MLS data as of 2026-10-15.
| Metric | Isle of Palms | Neptune Beach |
|---|---|---|
| Median sale price | $1.25M | $1.27M |
| Price per sq ft | $509 | $634 |
| Avg days on market | 236 days | 155 days |
| Months of supply | 4.4 mo | 2.9 mo |
| Market | Buyer-Leaning Market | Balanced Market |
| 1-year price change | -1% | +1% |
| Recent closings | 30 | 25 |
The verdict
Neptune Beach carries the higher median price — about 2% above Isle of Palms. Homes in Neptune Beach sell faster (155 days on market vs 236). Neptune Beach is the tighter market on inventory (2.9 months of supply).
Where each one is
Isle of Palms and Neptune Beach are about 4 miles apart (straight-line, center to center) and share Duval County.
| Isle of Palms | Neptune Beach | |
|---|---|---|
| County | Duval County, FL | Duval County, FL |
| City / area | Jacksonville | Neptune Beach |
| ZIP | 32034, 32250 | 32266 |
| Straight-line to downtown Jacksonville | 14 mi | 16 mi |
| Nearest Atlantic beach | 3 mi, Jacksonville Beach | on the coast at Atlantic Beach |
| FEMA flood zones (sampled parcels) | 77% of 22 homes outside a flood zone (Zone X) | 93% of 15 homes outside a flood zone (Zone X) |
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
| Isle of Palms | Neptune Beach | |
|---|---|---|
| Homes for sale now | 11 | 6 |
| Under contract | 4 | 1 |
| Asking prices today | $580K to $1.88M | $375K to $2.69M |
| Listed in the last 7 days | 3 | 0 |
| Property types listed | Single Family Residence | Single Family Residence, Townhouse |
Live MLS counts, refreshed with every listing pull. Browse them: Isle of Palms homes for sale · Neptune Beach homes for sale.
The homes themselves
| Isle of Palms | Neptune Beach | |
|---|---|---|
| Homes (parcels) | 446 | 190 |
| Built | 1957–2024 (median 1976) | 1929–2023 (median 1973) |
| Typical living area | 2,166 sq ft | 1,933 sq ft |
| Homesteaded (owner-occupied) share | 83% | 61% |
| Vacant lots | 7 | 5 |
Housing-stock figures from the Florida Department of Revenue 2025 assessment roll (public records).
Price history, year by year
| Year | Isle of Palms median | Neptune Beach median |
|---|---|---|
| 2012 | $280K (29 sales) | $330K (23 sales) |
| 2013 | $315K (35 sales) | $372K (23 sales) |
| 2014 | $410K (37 sales) | $432K (18 sales) |
| 2015 | $339K (56 sales) | $360K (31 sales) |
| 2016 | $433K (47 sales) | $562K (20 sales) |
| 2017 | $492K (36 sales) | $481K (20 sales) |
| 2018 | $478K (58 sales) | $602K (27 sales) |
| 2019 | $468K (44 sales) | $795K (19 sales) |
| 2020 | $550K (36 sales) | $728K (30 sales) |
| 2021 | $692K (50 sales) | $795K (23 sales) |
| 2022 | $618K (42 sales) | $775K (17 sales) |
| 2023 | $725K (35 sales) | $925K (17 sales) |
| 2024 | $900K (35 sales) | $1.39M (22 sales) |
| 2025 | $862K (42 sales) | $1.19M (26 sales) |
| 2026 | $675K (31 sales) | $1.15M (24 sales) |
Since 2012, Isle of Palms's median sale price is +141% and Neptune Beach's is +248% — Neptune Beach has appreciated faster over that stretch.
How each one trades
| Isle of Palms | Neptune Beach | |
|---|---|---|
| Sale-to-original-list | 92.6% | 93.5% |
| New-construction share of sales | 0% | 8% |
| Typical sold home | 2,092 sq ft | 1,936 sq ft |
| Momentum market-heat score | 15 (cold) | 36 (cold) |
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
| Isle of Palms | Neptune Beach | |
|---|---|---|
| Elementary | Seabreeze | Neptune Beach |
| Middle | Fletcher Jr High | 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, Isle of Palms is the lower entry point (median $1.25M 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 Isle of Palms; Neptune Beach trades that for a more established street and, typically, larger lots. Sellers get a faster sale in Neptune Beach (155 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 Isle of Palms?
Yes, on recent sales: the median sale price in Neptune Beach is $1,275,000 versus $1,248,000 in Isle of Palms, about 2% higher.
How far apart are Isle of Palms and Neptune Beach?
About 4 miles straight-line, center to center, both in Duval County; driving distance is usually 15 to 30 percent more.
Which has newer homes, Isle of Palms or Neptune Beach?
Isle of Palms: its homes were built 1957–2024 with a median year of 1976, versus a median of 1973 in Neptune Beach (Florida DOR assessment roll).
Which has bigger homes?
Isle of Palms. The typical home there is 2,166 sq ft of living area, versus 1,933 sq ft in Neptune Beach.
Which has appreciated more, Isle of Palms or Neptune Beach?
From 2012 to 2026 the median sale price rose 141% in Isle of Palms and 248% in Neptune Beach (recorded MLS closings by calendar year).
Where do sellers get closer to asking price?
Neptune Beach — sellers there received 93.5% of the original list price over the last 12 months versus 92.6% in Isle of Palms.
What high schools serve Isle of Palms and Neptune Beach?
Listings in Isle of Palms 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: Isle of Palms homes, photos & schools · Neptune Beach homes, photos & schools
Figures are aggregates from realMLS / DBAAR, updated regularly. Thinking about either? Talk to Momentum Realty.