Coastal Oaks at Atlantic Beach in Neptune Beach

Coastal Oaks at Atlantic Beach Homes for Sale in Neptune Beach, FL

Toll Brothers build · Gated enclave among the oaks · ZIP 32266

The beaches' only Toll Brothers gated community: 108 coastal-style single-family homes of roughly 1,400-2,200+ square feet under a mature oak canopy in Neptune Beach, with an HOA around $745 a year, no CDD, and the sand a bike ride away.

108 Homes, single builderGated Private streets~$745/yr HOA (confirm current)

Live Market Pulse

53/100
Momentum

Buyer-Leaning Market (limited data)

We price off closed comps and the parcel-level fees, not the sticker; in a small market the right home lists only a few times a year.

Free · No obligation

Unlock Off-Market Coastal Oaks at Atlantic Beach

Listings before the portals, true comps, and the renovation and carrying-cost math, before you tour.

Built fromLive realMLS data14 years of closingsLocal renovation analysisUpdated twice daily

LiveMarket PulserealMLS

$519K

Median Price

0mo

Supply

n/a

Avg DOM

Soft

Seller Leverage

$318/sf

Median $/Sqft

n/a

1-Yr Price Change

0now

Distress

Jon's Current Read

"Coastal Oaks is a gated enclave a few minutes from the Atlantic Beach and Neptune Beach sand, and its value tracks the beaches' steady reinvestment, the One Ocean to Dune House overhaul and ongoing renourishment among it. This is a position market: confirm the HOA and any club arrangement, then price the lot and the build, because the beaches' scarcity is the durable part of the thesis."

Jon Brooks, founder, Momentum Realty · Updated June 2026

The 60-Second Overview

Coastal Oaks at Atlantic Beach market snapshot (as of June 25, 2026): the median sale price is about $519K ($318 per sq ft), a buyer-leaning market (limited data). Based on 4 recent closings in live realMLS data.

Coastal Oaks is the beaches' unicorn: a gated, single-builder, single-family community, the only Toll Brothers enclave at the beaches, with a sub-$800 annual HOA and no CDD, in a market where gated usually means a condo lobby. Only 108 homes exist, so the market is permanently thin and preparation wins.

Coastal-style homes of roughly 1,400-2,200+ square feet under a mature oak canopy. HOA around $745 per year, remarkably low for gated private streets; confirm the current number and reserves.

One builder, one gate, 108 homes, and no CDD, at the beaches, that combination exists exactly once.

Quick Match

Who Coastal Oaks at Atlantic Beach is best for.

Best for

Only gated single-builder SF community at the beaches
Low HOA, no CDD: rare carrying-cost math
Mature oak canopy, not a treeless new build
Bike-distance beach and Town Center life
Toll Brothers build quality and consistent streetscape

Probably not for

Only 108 homes: inventory is a trickle
Private streets mean the HOA owns the repaving bill, check reserves
Smaller lots and homes than the price suggests, you pay for the gate and the zip
No clubhouse/pool amenity package
Name confusion with Coastal Oaks at Nocatee muddies online data

Market Pulse

How Coastal Oaks at Atlantic Beach is performing right now

53/100
momentum

Buyer-Leaning Market (limited data)

Seller's marketBalancedBuyer's market

0Months of supplytight

57Median days on marketdays

1 : 0Under contract vs for salestrong demand

4Sold in last 12 monthsliquidity

+127%Median price since 2012appreciation

+0%Asking vs recent sold $/sqftroom to negotiate

Tight supply and strong demand favor sellers here. Homes still take about two months to sell, though, and with asking prices running above recent sales per square foot, a prepared buyer has room on anything overpriced. Reading each home against the real comps, not the headline trend, is where the edge is.

Live from realMLS, as of June 25, 2026. Refreshed twice daily. Months of supply, days on market, and the contract-to-listing ratio are computed from current Coastal Oaks at Atlantic Beach listings and the trailing twelve months of closed sales.

Where prices are goingn/a2026 YTD

Median sale price by year. Tap a label to compare Neptune Beach or Neptune Beach. The 1-year price change is the median sold price over the most recent year versus the prior year, the same measure most listing sites and local Realtor reports use. It reflects the mix of homes that sold, not the change in any single home's value, which is why median price per square foot is shown alongside it to adjust for home size. In thinly traded neighborhoods, where a sale or two can swing the median, we lead with the mix-resistant price-per-square-foot trend instead.

Price per square footn/a2026 YTD

Median $/sqft by year. 2026 is year to date.

Supply and demand now0 : 1active : pending

For sale0

Pending1

Sold 12mo4

Active and pending listings now vs homes sold in the last 12 months.

8.6A- score

Momentum intelligence

Momentum buy score

Our proprietary read on how a home in Coastal Oaks at Atlantic Beach buys, holds, and resells. See the five factors.

Homes For Sale Right Now in Coastal Oaks at Atlantic Beach

Live MLS inventory for Coastal Oaks at Atlantic Beach. 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.

2153 Fairway Villas Drive home for sale in Coastal Oaks at Atlantic Beach

Pending · 255 days

$519,000

3 bd · 2 ba · 1,509 sqft · built 2018

2153 Fairway Villas Drive, Jacksonville, 32233

Listed by BEYCOME OF FLORIDA LLC

2264 Fairway Villas Drive home for sale in Coastal Oaks at Atlantic Beach

Sold

$600,000

4 bd · 3.5 ba · 2,038 sqft · built 2020

2264 Fairway Villas Drive, Jacksonville, 32233

Listed by KELLER WILLIAMS REALTY ATLANTIC PARTNERS SOUTHSIDE

2288 Fairway Villas Drive home for sale in Coastal Oaks at Atlantic Beach

Sold

$555,000

3 bd · 2.5 ba · 1,828 sqft · built 2019

2288 Fairway Villas Drive, Jacksonville, 32233

Listed by FLUID REALTY, LLC.

2135 Fairway Villas Drive home for sale in Coastal Oaks at Atlantic Beach

Sold

$483,000

3 bd · 2 ba · 1,428 sqft · built 2019

2135 Fairway Villas Drive, Jacksonville, 32233

Listed by EXIT REAL ESTATE PROPERTY SOLUTIONS

2295 Sandy Bay Lane home for sale in Coastal Oaks at Atlantic Beach

Sold

$470,000

3 bd · 2 ba · 1,410 sqft · built 2018

2295 Sandy Bay Lane, Jacksonville, 32233

Listed by FLORIDA HOMES REALTY & MTG LLC

No homes are actively for sale in Coastal Oaks at Atlantic Beach right now, so its recent closed sales are shown, as of 2026-06-25, priced high to low. Source: Data provided by realMLS.. Tap any home to ask about it.

Interactive Map

Coastal Oaks at Atlantic Beach on the map.

Every active, pending, and recently sold home, plotted. Toggle the layers, color the dots by status or lot type, and tap a home for the details.

Listing locations from realMLS; lot type inferred from listing descriptions. Destination pins are approximate. Map data © OpenStreetMap, tiles © CARTO. Flood, school, and commute overlays are on the roadmap.

Nearby & Commute

How far is everything?

The takeaway

The location is the everyday-convenience case: shopping, schools, and the major roads are all a manageable drive.

Drive times from Coastal Oaks at Atlantic Beach. They are approximate and vary with traffic and your exact start point.

Neptune Beach sand5-7 min / easy bike · ~1.5 miles

Beaches Town Center6-8 min · ~2 miles

Mayport Rd corridor3 min · ~1 mile

Mayo Clinic Jacksonville20-25 min · ~12 miles

St. Johns Town Center22-28 min · ~13 miles

Downtown Jacksonville28-35 min · ~16 miles

JTB / Butler Blvd10 min · ~4 miles

Distances and drive times are approximate and vary with traffic. Confirm your real commute at your real departure time.

Nearby Communities

Explore more neighborhoods near Coastal Oaks at Atlantic Beach Homes for Sale in Neptune Beach, FL with Momentum Realty’s local guides.

Selva Lakes Homes for Sale in Atlantic Beach, FLAtlantic Beach, FL · 0.3 mi CHCoastal Haven Townhomes in Atlantic Beach, FLAtlantic Beach, FL · 0.5 mi

Cypress Cove Homes for Sale in Atlantic Beach, FLAtlantic Beach, FL · 0.7 mi

Selva Marina Homes for Sale in Jacksonville, FLJacksonville, FL · 0.7 mi

Sevilla Condominiums in Atlantic Beach, FLAtlantic Beach, FL · 0.8 mi

Selva Linkside Homes for Sale in Atlantic Beach, FLAtlantic Beach, FL · 1.0 mi

The Cloister Homes for Sale in Atlantic Beach, FLAtlantic Beach, FL · 1.2 mi

Atlantic Beach Homes for SaleAtlantic Beach, FL · 1.3 mi

Royal Palms Homes for Sale in Atlantic Beach, FLAtlantic Beach, FL · 1.4 mi

Browse all Florida neighborhood guides →

Carrying cost · the no-CDD edge

No CDD bond means thousands less per year than newer master plans.

Typical CDD community~$2,500/yr

Coastal Oaks at Atlantic Beach (no CDD)$0/yr

Roughly $25,000 saved over 10 years in carrying cost, before resale.

Illustrative. NE Florida CDD assessments commonly run $1,500-$3,500+/yr and vary by community; verify per property.

Schools

15-Second Take

Duval County Public Schools
Verify the zoned schools by address
Magnet and choice options may be available
Confirm current ratings before relying on them
Private and parochial options nearby

Coastal Oaks at Atlantic Beach is served by Duval County Public Schools. Assignment is by address and can change, so confirm the exact zoned elementary, middle, and high schools for any specific home, plus any magnet or choice options. Treat published ratings as a starting point, not the full story.

Public K-5, verify zoning

Neptune Beach Elementary

Public 6-8, verify zoning

Duncan U. Fletcher Middle

Public 9-12, verify zoning

Duncan U. Fletcher High

Buying with schools in mind? We can confirm the exact zoned schools for any Coastal Oaks at Atlantic Beach address.

The takeaway

The Jacksonville beaches are in a reinvestment cycle, and the upgrades to the oceanfront are the backdrop to value in gated enclaves a short ride away.

Recent Developments in Coastal Oaks at Atlantic Beach

Development Intelligence

Our read on what is being built around Coastal Oaks at Atlantic Beach, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.

Net OutlookBullishNet positive

One Ocean reimagined as Dune House

2026

BullishNotable impact

SignificanceRadius: Area

The Atlantic Beach oceanfront One Ocean Resort and Spa is being rebuilt as Dune House, with a debut targeted for spring 2026, a signal of capital flowing into the beaches.

Duval beach renourishment underway

2025

NeutralNotable impact

SignificanceRadius: Area

The Duval County shore protection project is placing sand along Atlantic, Neptune, and Jacksonville Beaches, maintaining the beach width that underpins beach-area value.

Neptune Beach landmark changes hands

2025

BullishMinor impact

SignificanceRadius: Area

The Seahorse Oceanfront Inn and Lemon Bar were acquired by the Jaguars owner's development group, another sign of investment at the beaches.

Direction, significance, and effect-radius ratings are Momentum's proprietary, qualitative read of the sourced items below, not investment advice or a prediction for any specific home.

Development, infrastructure, retail, and school activity affecting Coastal Oaks at Atlantic Beach, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated June 2026.

Showing the latest, scroll for all updates ↓

September 2025
Development
One Ocean to be rebuilt as Dune House
Sage Hospitality announced a ground-up transformation of One Ocean into Dune House, debuting spring 2026. Why it matters: Oceanfront reinvestment lifts the brand of the beaches that gated enclaves nearby trade on. Source
January 2025
Coast
Duval beach renourishment in progress
The Duval County shore protection project is placing sand across roughly ten miles of beaches. Why it matters: Maintained beach width is a quiet but real support under all beach-area values, including gated enclaves. Source

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 Strategy

The Coastal Oaks at Atlantic Beach buying strategy.

If we were buying in Coastal Oaks at Atlantic Beach, this is the order of operations we would run, and the one we run for our clients.

Pull the parcel-level tax bill and any CDD or assessment line on the home before you offer.

Confirm the HOA or condo dues, the documents, reserves, and any leasing rules in writing.

Verify the current school assignment for the exact address with the Duval County district.

Order four-point and wind-mitigation reports and a real insurance quote inside your inspection window.

Get the last closed comps in Coastal Oaks at Atlantic Beach; thin inventory rewards the buyer who is ready first.

The Quick Decision

Best Buy

A move-in or lightly updated home in the core band; condition and position, not size alone, set the price.

Biggest Risk

Only 108 homes: inventory is a trickle

Best Lot

Premium exposure (water, preserve, or corner) holds value; interior lots trade at a discount.

Smart Timing

Be pre-approved and search-ready; the right home in a small market lists only a few times a year.

Deep-Dive Intelligence

The full read, only if you want it.

The takeaway

On mobile, tap any heading below to open it. This is the home by home, lot by lot, club and renovation detail, organized so you can jump straight to what matters to you.

Community Details at a Glance

The Homes

Type

Gated single-family enclave, one builder (Toll Brothers)

Homes

108 coastal-style residences

Sizes

Roughly 1,400 to 2,200+ sf

Streets

Private, gated, oak-canopied

Costs & Fees

HOA

About $745 per year per association data; confirm the current assessment and reserve plan

CDD

None

Taxes

Duval County millage, Neptune Beach city services

Amenities

Gate

Gated entry and private streets

Canopy

Mature oak setting, the community signature

Beach

Bike-distance to Neptune Beach sand

Town Center

Minutes to Atlantic/Neptune Town Center dining

Location

Setting

West Neptune Beach, tucked off the Atlantic Blvd corridor

Beach access

Roughly a mile and a half to the ocean

Corridors

Atlantic Blvd to Mayport Rd and the ICW bridge

Homes & Lots

The Toll Brothers plans run roughly 1,400 to 2,200+ square feet, cottage-scale up to family-size, in coastal elevations with porches and metal-roof accents. Value inside the gate is driven by three things: plan size, lot position (the deep oak-canopy lots and the quiet cul-de-sac spots carry premiums), and renovation depth, the earliest homes are now at the age where kitchens and primary baths date.

Because every home shares a builder and an era, comps are cleaner here than anywhere else at the beaches, which makes overpaying harder to excuse and underpricing easier to spot. The discipline is in adjusting for lot and condition honestly.

Want the lot-by-lot history, which streets and positions have traded best inside the gate?

Get the Community Intel →

What Living Here Is Actually Like

Neptune Beach is the smallest and quietest of the three beach cities, and Coastal Oaks is its quietest pocket.

The daily rhythm

School runs out the gate, bikes to the sand on weekends, dinner at the Town Center without parking drama. The gate keeps through-traffic at zero, kids own the streets here in a way beach blocks cannot offer.

The west-side trade

You are a five-minute drive from the ocean rather than a five-minute walk. In exchange: the gate, the oaks, newer construction, and a price that beach-block single-family cannot touch.

Storm season

Inland-of-A1A positioning and newer construction help insurance math versus oceanfront, but flood-zone mapping varies lot by lot; we pull the FEMA panel for any specific address.

HOA temperament

Small single-builder associations tend to be calm but opinionated about consistency, expect architectural review for exterior changes. Read the standards before you plan the pergola.

Coastal Oaks Buyer Checklist

Current HOA assessment. Confirm the number; do not trust stale remarks.
Reserve study & road lifecycle. Private streets are the HOA's biggest future bill.
Architectural standards. Know the rules before planning exterior changes.
Lot premium math. Canopy, cul-de-sac, and privacy priced separately from the plan.
Condition vintage. Original kitchens/baths vs renovated, priced honestly.
FEMA flood panel. Lot-by-lot at the beaches, always.
Insurance quotes early. Newer construction helps; verify, do not assume.
Estoppel & minutes. Twelve months of minutes for assessment or road talk.

Jon Brooks · Co-Founder, Momentum Realty

Coastal Oaks is the community I name when someone says they want gated, single-family, and the beaches lifestyle without condo fees or a CDD. Nothing else at the beaches checks all four boxes. The catch is arithmetic: 108 homes and a handful of trades a year means the buyers who win here decided what they wanted before the listing existed.

We represent you, not the seller. In a market this thin, that means preparation, the reserve study, the lot history, the comp set, done before the sign goes up.

Coastal Oaks vs the Alternatives

The realistic cross-shop list for gated-or-quiet single-family near the beaches:

Community	What it is	How it differs
Selva Marina	Estate streets behind ABCC	Bigger lots and homes, no gate, higher price band
Isle of Palms	Waterfront canal community	Boat-dock living near the ICW; no gate, older mixed stock
Neptune Beach (town)	The surrounding beach town	Walk-to-beach blocks, no HOA, patchwork streetscape at higher $/sf
Queens Harbour	Gated yacht & golf community	The full-amenity gated alternative: bigger everything, including the fees
The Sanctuary	Manned-gate Jax Beach community	The only manned gate in Jax Beach; ICW setting, higher band

The verdict: Coastal Oaks owns the intersection of gated, attainable, and beaches. Move any one of those requirements and a different community wins the table.

Touring several communities? We will line up carrying costs, lots, and comps side by side.

Get the Comparison →

Pros & Cons

What Coastal Oaks gets right

Only gated single-builder SF enclave at the beaches
~$745/yr HOA and no CDD
Mature oak canopy and coherent streetscape
Bike-distance beach, minutes to Town Center
Clean comps from one builder and era
Family-calm private streets

What to go in eyes-open about

108 homes: chronic scarcity, few choices
Private-street repaving sits on the HOA reserves
No pool or clubhouse
Lots are modest; canopy, not acreage
Architectural review for exterior changes
Online data polluted by the Nocatee namesake

Coastal Oaks at Atlantic Beach Homes For Sale

What your money buys in Coastal Oaks at Atlantic Beach.

The takeaway

Three honest price bands. Condition and lot, not the square footage alone, decide where a home lands.

Here are the broad resale bands in Coastal Oaks at Atlantic Beach today. The right home is the one matched to your budget and the renovation math, so seeing fitting listings early is the edge.

Smaller plans

$470K to $483K

The 1,400-1,700 sf cottages, the attainable gated entry at the beaches. Move fast; these are the first to go.

Lowest entry

Mid-size plans

$483K to $600K

1,700-2,000 sf family homes, the core of the community.

Most inventory

Largest plans & premium lots

$600K to $600K

2,200+ sf homes and the deepest oak-canopy lots; renovated examples have pushed past the historical band.

Strongest resale

Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.

See Off-Market & Private Listings

What Your Money Buys

What ~$519K buys here.

Three realistic price bands. Where a home lands comes down to condition and lot, not square footage alone.

$470K to $483K

Smaller plans

The 1,400-1,700 sf cottages, the attainable gated entry at the beaches. Move fast; these are the first to go.

$483K to $600K

Mid-size plans

1,700-2,000 sf family homes, the core of the community.

$600K to $600K

Largest plans & premium lots

2,200+ sf homes and the deepest oak-canopy lots; renovated examples have pushed past the historical band.

Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.

Operator Intelligence

Renovation & Resale Intelligence

The factors that actually move value in Coastal Oaks at Atlantic Beach, condition, lot, and the renovation math, read from current listings and recent sales.

15-Second Take

Renovation math decides the deal
Better lots and views resell strongest
Roof and HVAC age drive the insurance quote
Interior lots are where buyers overpay

Proprietary Data

The renovation premium.

Renovated-listing inventory in Coastal Oaks at Atlantic Beach is too thin right now to compute a reliable renovation premium. We read condition home by home against real comps before you offer.

Lot Value

The lot premium.

On a preferred homesite (water, preserve, corner, or a larger lot), the homesite is the part of your money the market gives back at resale. The house can be renovated; the lot cannot, so premium lots hold their value better than interior ones. How much more they command varies by frontage, view, and condition, which is why we read it home by home against real comparable sales rather than a single headline figure.

Operator Note

Most buyers overpay on interior lots in the back half of the community. A sharp renovation can distract you, but the weaker resale position follows the lot, not the finishes. We read the homesite before the kitchen.

Resale Strength Scorecard

How well Coastal Oaks at Atlantic Beach holds value.

Our read on the factors that protect resale here, and the one to manage.

Resale demandSteady

Construction era / systemsRead it

Location efficiencyStrong

Carrying costManage it

Condition spreadPrice it

Momentum analysis based on the community's structure, location, lot scarcity, and housing stock. Not a guarantee of future value.

Operator Note

The strongest value pocket is usually a renovated home on a good lot priced just under the next tier up. Buyers chasing the single biggest house often pay top prices for what is really a renovation project.

5 Mistakes Buyers Make in Coastal Oaks at Atlantic Beach

15-Second Take

Calling the listing agent (who works for the seller)
Misjudging the renovation budget
Overpaying for an interior lot
Underbudgeting the carrying costs
Skipping the roof, HVAC, and systems check

The same five mistakes cost buyers the most in any market. Every one is avoidable with the right preparation before you tour.

Calling the listing agent

The agent on the sign works for the seller. In a market where condition swings price by hundreds of thousands, negotiating against that agent with no one in your corner is the costliest move of all.

Misjudging the renovation math

A dated home looks like a deal until you price the roof, HVAC, pool, and full modernization honestly. Underbudget the reno and the bargain becomes the expensive house.

Overpaying for an interior lot

A premium homesite (water, preserve, or a preferred position) carries a real, durable premium. Pay a top price for an interior lot and you are buying the weakest version of the value.

Underbudgeting the carrying costs

Two similar homes can cost very differently to own once the HOA, any CDD, insurance, and upkeep are priced in. Buyers who do not run the full monthly carrying cost misread the real number.

Skipping the systems check

An older home means older systems unless updated. Roof age, HVAC age, pool equipment, and prior renovations drive both price and insurability, and a thorough inspection matters more here than in a new build.

“

One builder, one gate, 108 homes, and no CDD, at the beaches, that combination exists exactly once.

Jon Brooks · Founder, Momentum Realty

Momentum Intelligence

Momentum Buy Score.

Our proprietary 0 to 10 read across the five factors that decide how a home here buys, holds, and resells.

8.0A- · Buy Score

Resale Strength8.0/10

Renovation Risk7.8/10

Location Efficiency8.8/10

Long-Term Defensibility8.2/10

Carrying Cost Advantage7.0/10

Momentum Intelligence Scores are our proprietary, qualitative assessment based on the analysis on this page, on a 0 to 10 scale. They are a framework for comparing communities, not a guarantee of future value or advice on a specific home.

Momentum Housing Intelligence

Why our read on Coastal Oaks at Atlantic Beach is different.

Most pages on this community are an automated estimate wrapped in stock copy. This one is built from the live realMLS feed, fourteen years of closed sales, and a renovation-by-renovation read of what actually moves value here, lot by lot. No Zestimate, no guesswork.

Live realMLS feed14 years of closed salesRenovation-premium analysisLot-by-lot, no automated estimates

Jon Brooks, founder of Momentum Realty. A housing economist with a background in real estate investment banking at Deutsche Bank and consulting at Ernst & Young, who has built and analyzed Northeast Florida real estate from the ground up.

About the analyst · Our methodology

Which Lots & Views Hold Value Best

Proprietary Data · Lot Value Map

Where the value actually sits. Each home is shaded by its price per square foot (a value read, not just a price) and ringed by lot type, so you can see at a glance which pockets carry a real, durable premium and where a renovation play makes sense.

Value ($/sqft)

$261 value$401 premium

Lake / waterPreserveInterior

Fill = price per square foot; ring = lot type, inferred from listing descriptions. Sold homes are shown by realized $/sqft (lot type not always recorded). Asking and recent-sold figures from realMLS; for orientation, not an appraisal.

15-Second Take

Position is the part of your money the market gives back at resale.
Water, preserve, and corner exposures carry durable premiums.
Interior and road-facing lots trade at a discount staging can hide.
Read the lot before the finishes; the house can be renovated, the lot cannot.
Tour the exposure at your real commute time, not just midday.

Position is the part of your money the market gives back at resale. Water, preserve, and corner lots carry durable premiums because the house can be renovated but the lot cannot, while interior and road-facing lots trade at a discount that staging hides at 2 p.m. on a Tuesday. Read the lot before the finishes and tour the exposure at your real commute time.

The 15-Second Verdict

Coastal Oaks at Atlantic Beach in 15 seconds.

Best forOnly gated single-builder SF community at the beaches

Biggest advantageLow HOA, no CDD: rare carrying-cost math

Biggest riskOnly 108 homes: inventory is a trickle

Sweet spotThe core resale band: Mid-size plans

Avoid ifPrivate streets mean the HOA owns the repaving bill, check reserves

HOA, CDD & Fees

15-Second Take

HOA: About $745 per year per association data; confirm the current assessment and reserve plan
CDD: None
Taxes: Duval County millage, Neptune Beach city services

Coastal Oaks has one association and a short fee stack:

1) The HOA: about $745 per year. It maintains the gate, the common landscaping, and the community's governance. Confirm the current assessment; small associations adjust irregularly rather than annually.

2) No CDD. The infrastructure was built and paid conventionally, so the tax bill is straight Duval millage plus Neptune Beach services. When you compare against newer master-planned communities, add their CDD line to their HOA before comparing to this one.

3) The private-streets caveat. The gate means the association, not the city, owns the streets, and one day they need repaving. The question we ask on every purchase: what do the reserves hold against the road and gate lifecycle, and when was the last reserve study? A $745 fee with funded reserves is a bargain; a $745 fee deferring a future repaving special is a loan you did not know you co-signed.

The honest read: this is one of the cheapest gated carrying costs in Northeast Florida, and the only way it stays cheap is reserve discipline. We read the budget and reserve study before our buyers fall for the oaks.

Want the true all-in monthly on a Coastal Oaks home, taxes, insurance, HOA, and reserve outlook included?

Get Real Carrying Costs →

Run Your Numbers

Tools for a Coastal Oaks at Atlantic Beach buy.

Free calculators to pressure-test the real cost before you tour.

Mortgage paymentPrincipal, interest, taxes, and insurance on a specific price.Property taxDuval County millage and the homestead picture.Rent vs buyThe breakeven on owning in Coastal Oaks at Atlantic Beach.Save Our HomesProject your homestead tax cap over time.

The takeaway

Half the internet's data on this community belongs to Coastal Oaks at Nocatee. We correct the record in the listing itself, accurate HOA, no CDD, Neptune Beach schools, so automated valuations and buyer skepticism never get a foothold.

Selling in Coastal Oaks at Atlantic Beach

Selling at Coastal Oaks with scarcity working for you

With 108 homes and a few trades a year, your buyer pool is deep and your comp set is clean. We price the lot premium honestly, package the association's healthy paperwork, and let the only gated Toll Brothers community at the beaches do what scarcity does.

Momentum listings (YTD)

97.98%

Sold-to-list ratio across the Jacksonville metro for our agents, sellers keeping more of their price.

Market average (YTD)

96.73%

The broader metro average sold-to-list ratio over the same period.

Momentum days on market

64 days

Median days on market for our listings, faster sales mean less carrying cost and stronger leverage.

Market days on market

72 days

The broader metro median over the same period.

Sold-to-list and days-on-market figures reflect Momentum Realty listings versus the Jacksonville metro average, year to date. Your home's result depends on pricing, condition, lot, view, and preparation.

In Coastal Oaks at Atlantic Beach, condition and view decide your number

Because buyers here are weighing your home against renovated comps and cross-shopping Neptune Beach, a home priced to the community average instead of its true condition and view either leaves money on the table or sits. A renovated kitchen, newer roof and HVAC, and a golf or lake view all deserve to show up in your price, and a buyer pool reading renovation math needs to be shown why your home is worth it. We build that case with real comps and a pricing strategy for the current market.

What is your Coastal Oaks at Atlantic Beach home worth?

Get a no-obligation home value based on real comparable sales in Coastal Oaks at Atlantic Beach matched to your condition, lot, and view, 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 homes for sale in Coastal Oaks at Atlantic Beach on the map →
Or get your Coastal Oaks at Atlantic Beach home value & selling guide →

Real comps, not a Zestimate.

Price History: What Homes Here Have Actually Sold For

Median sale prices in Coastal Oaks at Atlantic Beach year by year since 2012, from closed MLS sales. A long track record beats a single estimate, showing what this community has really done through rate cycles rather than what a model predicts.

The real cost & risk here

Before the list price, the Florida math the portals skip. These are Duval County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.

$1,609/mo

Duval County typical true cost to own

$110/mo

Duval County typical home insurance

No CDD

No community development district bond

Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Duval County scorecard.

County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.

How much local inventory is already under contract

37% of homes for sale in ZIP 32233 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 (2026-06-26).

Coastal Oaks at Atlantic Beach Market Scorecard

No active listings

Coastal Oaks at Atlantic Beach is currently a no active listings. Limited supply, a median asking price of n/a.

n/a

Months supply

n/a

Median list

$519,000

Median sold

n/a

Per sqft

n/a

Days on mkt

0/1/4

Active/Pend/Sold

Typical home value in the 32233 ZIP is $486,720, about 20.2% 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.

Frequently Asked Questions

Where is Coastal Oaks at Atlantic Beach?

In west Neptune Beach, FL 32266, a gated enclave off the Atlantic Blvd corridor, about a mile and a half from the ocean. Despite the name, the community sits in Neptune Beach.

Who built Coastal Oaks?

Toll Brothers, as the builder's only gated community at the Jacksonville beaches: 108 single-family homes in coastal-style elevations.

How big are the homes?

Roughly 1,400 to 2,200+ square feet, three- and four-bedroom plans.

What is the HOA fee?

About $745 per year per association data, covering the gate, common landscaping, and governance. Confirm the current assessment and the reserve plan, private streets make reserves the number that matters.

Is there a CDD?

No. The tax bill is standard Duval County millage with Neptune Beach services.

What amenities does the community have?

Gated entry, private oak-canopied streets, and proximity: the beach by bike and the Beaches Town Center in minutes. There is no pool or clubhouse, which is why the HOA stays low.

What do homes sell for?

Historical trading runs roughly $450K to $700K, with renovated homes on premium lots pushing higher. Few homes trade each year, so live comps matter more than averages.

Is this the same as Coastal Oaks at Nocatee?

No. Coastal Oaks at Nocatee is a separate, larger Toll Brothers community in Ponte Vedra. Online data frequently blends them; verify every stat against the Neptune Beach community.

What schools serve the community?

Duval County beaches schools: Neptune Beach Elementary and the Duncan U. Fletcher middle and high feeder. Verify current zoning with the district.

How far is the beach?

About a mile and a half, a five-minute drive or an easy bike ride.

Can I rent my home out?

Review the current covenants for leasing rules before underwriting any rental plan; small HOAs update policies.

Are exterior changes allowed?

Subject to architectural review, single-builder communities protect the streetscape. Read the standards before contract if you plan changes.

How often do homes come up for sale?

Typically a few per year. Prepared buyers with registered specs see them first; everyone else competes at the open house.

Is flood insurance required?

It depends on the FEMA panel for the specific lot. West-of-A1A positioning generally helps, but we pull the map for every address.

How is hurricane exposure?

Newer construction and inland-of-A1A siting help both resilience and insurance pricing versus oceanfront; quotes should still be obtained early in diligence.

Why buy here instead of a beach block?

The gate, the consistency, the newer build, and the carrying-cost math. Beach blocks win on walk-to-sand; Coastal Oaks wins on everything that happens behind the front door.

Who is the best real estate agent for Coastal Oaks at Atlantic Beach?

The best agent for Coastal Oaks at Atlantic Beach is one who actively works Neptune Beach and knows the community's pricing, HOA and CDD details, and current inventory. Tell us what you're looking for in the form on this page and Momentum Realty will match you with a local specialist for Coastal Oaks at Atlantic Beach.

How do I find a top Neptune Beach real estate agent who knows Coastal Oaks at Atlantic Beach?

Share a few details in the form on this page. Momentum Realty has 280+ agents and more than $3.5B in closed sales, and we'll connect you with one who knows Coastal Oaks at Atlantic Beach and the wider Neptune Beach area.

Can Momentum Realty connect me with an agent for Coastal Oaks at Atlantic Beach?

Yes. Use the form on this page and we'll introduce you to a local specialist who can guide your Coastal Oaks at Atlantic Beach purchase or sale — no call center and no pressure.

The Verdict

Should you buy in Coastal Oaks at Atlantic Beach?

An honest fit check. We will tell you when it is not your community.

Only gated single-builder SF community at the beachesExcellent fit

Low HOA, no CDD: rare carrying-cost mathExcellent fit

Mature oak canopy, not a treeless new buildExcellent fit

Bike-distance beach and Town Center lifeExcellent fit

Toll Brothers build quality and consistent streetscapeExcellent fit

Only 108 homes: inventory is a trickleProbably not

Private streets mean the HOA owns the repaving bill, check reservesProbably not

Smaller lots and homes than the price suggests, you pay for the gate and the zipProbably not

No clubhouse/pool amenity packageProbably not

Name confusion with Coastal Oaks at Nocatee muddies online dataProbably not

Get the inside read on Coastal Oaks at Atlantic Beach

Whether you are buying a renovation project, comparing the lots and views, weighing the carrying costs, or selling your Coastal Oaks at Atlantic Beach home, tell us what you need. Every inquiry comes straight to us. We represent you, not the seller, and what your agent is paid is negotiable and set in a written buyer agreement up front. No obligation, no spam, no high-pressure follow-up.

You are all set.

A Momentum Realty Coastal Oaks at Atlantic Beach specialist will reach out personally, usually the same day.

Thinking about hiring an agent here? How to find the best real estate agent in Coastal Oaks at Atlantic Beach — what to look for, questions to ask, and your local expert.

Photography on this page is sourced from active and recently sold MLS listings in this community and remains the property of the listing brokerage and/or photographer. Source: Data provided by realMLS.

Coastal Oaks at Atlantic Beach Homes for Sale in Neptune Beach, FL

The 60-Second Overview

Who Coastal Oaks at Atlantic Beach is best for.

Best for

Probably not for

How Coastal Oaks at Atlantic Beach is performing right now

Homes For Sale Right Now in Coastal Oaks at Atlantic Beach

Coastal Oaks at Atlantic Beach on the map.

How far is everything?

Nearby Communities

Schools

Neptune Beach Elementary

Duncan U. Fletcher Middle

Duncan U. Fletcher High

Recent Developments in Coastal Oaks at Atlantic Beach

One Ocean reimagined as Dune House

Duval beach renourishment underway

Neptune Beach landmark changes hands

One Ocean to be rebuilt as Dune House

Duval beach renourishment in progress

The Coastal Oaks at Atlantic Beach buying strategy.

The full read, only if you want it.

The Homes

Costs & Fees

Amenities

Location

What Coastal Oaks gets right

What to go in eyes-open about

What your money buys in Coastal Oaks at Atlantic Beach.

What ~$519K buys here.

Renovation & Resale Intelligence

The renovation premium.

The lot premium.

How well Coastal Oaks at Atlantic Beach holds value.

5 Mistakes Buyers Make in Coastal Oaks at Atlantic Beach

Calling the listing agent

Misjudging the renovation math

Overpaying for an interior lot

Underbudgeting the carrying costs

Skipping the systems check

Momentum Buy Score.

Why our read on Coastal Oaks at Atlantic Beach is different.

Which Lots & Views Hold Value Best

Coastal Oaks at Atlantic Beach in 15 seconds.

HOA, CDD & Fees

Tools for a Coastal Oaks at Atlantic Beach buy.

Selling at Coastal Oaks with scarcity working for you

In Coastal Oaks at Atlantic Beach, condition and view decide your number

What is your Coastal Oaks at Atlantic Beach home worth?

Price History: What Homes Here Have Actually Sold For

The real cost & risk here

Coastal Oaks at Atlantic Beach Market Scorecard

Frequently Asked Questions

Should you buy in Coastal Oaks at Atlantic Beach?

Get the inside read on Coastal Oaks at Atlantic Beach

You are all set.

Need to sell fast in Duval County?

You just read the data. Now see what your home is worth.