Fla Beach Plat No 2
Homes for Sale in Neptune Beach, FL
True comps, carrying-cost math, and listings before the portals.
As of September 2026, the MLS records 13 closed sales in Fla Beach Plat No 2 in Neptune Beach, FL since 2007, the most recent in August 2023. Across Neptune Beach as a whole, 68 homes closed in the last 12 months at a median of $743,000, 25 median days on market, with 15 homes for sale today. At that median and Duval County's FY2025-26 rate of 17.86 mills, annual property tax runs about $13,270 ($12,540 with the full homestead exemption).
This is a small pocket of Neptune Beach — 92 homes — where the story is condition and vintage, not a tidy price band. With a build range running from 1927 all the way to 2023 and a median year built right around 1978, what you pay here tracks less to a formula and more to whether a given house is an original beach cottage, a mid-life renovation, or a recent teardown-and-rebuild. The median living area sits near 2,068 square feet, but the spread underneath that median is wide, and price follows it.
For a buyer, that means underwriting the house, not the block: a 1970s structure and a 2020s rebuild can share a street and share very little else. For a seller, the takeaway is that condition and updates are doing the heavy lifting here — a well-executed renovation or a newer build stands apart in a subdivision where nearly three in four homes are owner-occupied and turnover is thin.
The 60-Second Overview
Fla Beach Plat No 2 is a compact, near-the-coast slice of Neptune Beach where a homestead share above 70% and a century-wide build range make this an established, owner-held enclave rather than a churn market.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
Who Fla Beach Plat No 2 is best for.
Best for
- Buyers set on a Neptune Beach address who will wait for the right house rather than the fastest one
- Renovation-minded buyers comfortable taking on an older structure and modernizing it
- Buyers wanting a full-size home near the coast rather than a lock-and-leave unit
Probably not for
- Buyers who need a large menu of active listings to compare at any given time
- Buyers wanting uniform, same-era construction with predictable pricing
- Buyers unwilling to budget for systems and updates on a potentially decades-old home
The market around Fla Beach Plat No 2
Fla Beach Plat No 2 is too small for its own price trend, so here is the market around it.
In ZIP 32266, 40 homes are on the market and 30% are under contract — a fast-moving corner of Neptune Beach.
Across Duval County, 3,937 homes are active and 1,726 pending (30% under contract).
ZIP and county figures describe the wider market, not Fla Beach Plat No 2 specifically. Momentum Research analysis of MLS records.
The Fla Beach Plat No 2 buying strategy.
If we were buying in Fla Beach Plat No 2 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 Fla Beach Plat No 2.
One plat, many vintages
The defining trait of this community is its layered age. Homes date as far back as 1927 and as recently as 2023, with the midpoint near 1978 — so you are shopping a mix of original coastal-era construction, decades of subsequent updates, and a handful of ground-up new builds. That range is the single most important thing to internalize before you make an offer, because it drives everything from insurance and systems to floor plan and finish.
Scale matters too. At 92 homes with roughly 71% homesteaded, inventory is limited and most owners are staying put. That thins the number of listings in any given month and rewards buyers who are ready to move when the right condition and vintage come available. The typical footprint near 2,068 square feet points to real houses rather than lock-and-leave units, which fits the owner-occupied character.
The location and the amenities are priced into every listing in Fla Beach Plat No 2. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a 92-home plat where value hinges on the individual house — its age, its systems, the quality of any renovation — a broker who knows the street-by-street differences is worth more than a search filter. We help buyers separate an updated home from a dressed-up one, and help sellers position genuinely improved or newer-built homes against a backdrop where the median structure is decades older. With limited turnover, timing and reading each listing accurately is most of the game.
Fla Beach Plat No 2 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 Fla Beach Plat No 2 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 Fla Beach Plat No 2 sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Fla Beach Plat No 2, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Fla Beach Plat No 2 home worth?
Get a no-obligation home value based on real comparable sales in Fla Beach Plat No 2, 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 Fla Beach Plat No 2 on the map →
Should you buy in Fla Beach Plat No 2?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | realMLS records, as of 2026-08-30 |
| Historical depth | Closed-sale records back to 2007 (13 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.
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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 your area comps.
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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.
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.