Neptune Beach vs Sandalwood
Two Duval communities, compared on the numbers that decide it — price, pace, and supply — from live MLS data as of 2026-10-24.
| Metric | Neptune Beach | Sandalwood |
|---|---|---|
| Median sale price | $1.27M | $286K |
| Price per sq ft | $634 | $207 |
| Avg days on market | 164 days | 34 days |
| Months of supply | 2.9 mo | 1.0 mo |
| Market | Balanced Market | Strong Seller's Market |
| 1-year price change | +1% | False |
| Recent closings | 25 | 25 |
The verdict
Neptune Beach carries the higher median price — about 346% above Sandalwood. Homes in Sandalwood sell faster (34 days on market vs 164). Sandalwood is the tighter market on inventory (1.0 months of supply).
Where each one is
| Neptune Beach | Sandalwood | |
|---|---|---|
| County | Duval County, FL | Duval County, FL |
| City / area | Neptune Beach | Jacksonville |
| ZIP | 32266 | 32129, 32207, 32216 |
| FEMA flood zones (sampled parcels) | 93% of 15 homes outside a flood zone (Zone X) | all 18 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
| Neptune Beach | Sandalwood | |
|---|---|---|
| Homes for sale now | 6 | 2 |
| Under contract | 1 | 5 |
| Asking prices today | $375K to $2.69M | $300K to $324K |
| Property types listed | Single Family Residence, Townhouse | Single Family Residence |
Live MLS counts, refreshed with every listing pull. Browse them: Neptune Beach homes for sale · Sandalwood homes for sale.
The homes themselves
| Neptune Beach | Sandalwood | |
|---|---|---|
| Homes (parcels) | 190 | 296 |
| Built | 1929–2023 (median 1973) | 1960–2019 (median 1973) |
| Typical living area | 1,933 sq ft | 1,387 sq ft |
| Homesteaded (owner-occupied) share | 61% | 58% |
| Vacant lots | 5 | 1 |
Housing-stock figures from the Florida Department of Revenue 2025 assessment roll (public records).
Price history, year by year
| Year | Neptune Beach median | Sandalwood median |
|---|---|---|
| 2012 | $328K (24 sales) | $55K (31 sales) |
| 2013 | $415K (23 sales) | $64K (24 sales) |
| 2014 | $403K (20 sales) | $65K (33 sales) |
| 2015 | $375K (29 sales) | $78K (33 sales) |
| 2016 | $562K (20 sales) | $106K (41 sales) |
| 2017 | $481K (20 sales) | $130K (44 sales) |
| 2018 | $602K (27 sales) | $135K (51 sales) |
| 2019 | $808K (18 sales) | $165K (31 sales) |
| 2020 | $728K (30 sales) | $164K (43 sales) |
| 2021 | $747K (24 sales) | $190K (35 sales) |
| 2022 | $830K (16 sales) | $220K (25 sales) |
| 2023 | $925K (17 sales) | $262K (32 sales) |
| 2024 | $1.39M (22 sales) | $282K (24 sales) |
| 2025 | $1.19M (26 sales) | $256K (31 sales) |
| 2026 | $1.2M (25 sales) | $291K (26 sales) |
Since 2012, Neptune Beach's median sale price is +266% and Sandalwood's is +429% — Sandalwood has appreciated faster over that stretch.
How each one trades
| Neptune Beach | Sandalwood | |
|---|---|---|
| Sale-to-original-list | 93.4% | 96.9% |
| New-construction share of sales | 12% | 4% |
| Typical sold home | 1,953 sq ft | 1,309 sq ft |
| Momentum market-heat score | 38 (cold) | 33 (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
| Neptune Beach | Sandalwood | |
|---|---|---|
| Elementary | Neptune Beach | not reported |
| Middle | Duncan Fletcher | not reported |
| High school | Duncan Fletcher | not reported |
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, Sandalwood is the lower entry point (median $286K vs $1.27M). Sellers get a faster sale in Sandalwood (34 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 Sandalwood?
Yes, on recent sales: the median sale price in Neptune Beach is $1,275,000 versus $286,000 in Sandalwood, about 346% higher.
Which has bigger homes?
Neptune Beach. The typical home there is 1,933 sq ft of living area, versus 1,387 sq ft in Sandalwood.
Which has appreciated more, Neptune Beach or Sandalwood?
From 2012 to 2026 the median sale price rose 266% in Neptune Beach and 429% in Sandalwood (recorded MLS closings by calendar year).
Where do sellers get closer to asking price?
Sandalwood — sellers there received 96.9% of the original list price over the last 12 months versus 93.4% in Neptune Beach.
Go deeper on each: Neptune Beach homes, photos & schools · Sandalwood homes, photos & schools
Figures are aggregates from realMLS / DBAAR, updated regularly. Thinking about either? Talk to Momentum Realty.