Hickory Marsh
Homes for Sale in Neptune Beach, FL
True comps, carrying-cost math, and listings before the portals.
As of September 2026, the MLS records 3 closed sales in Hickory Marsh in Neptune Beach, FL since 2011, the most recent in August 2014. 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 16 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).
Hickory Marsh sits in Neptune Beach, one of Duval County's beachside pockets where location does most of the pricing work. Proximity to the coast and the walkability of the beaches communities tend to hold value here, so what separates one sale from the next is usually condition and the specific block, not headline square footage alone.
For a buyer, that means underwriting the house in front of you rather than a neighborhood average — a renovated home and a dated one can trade very differently even a few doors apart. For a seller, the beachside address is the draw, but it does not paper over deferred maintenance; presentation and condition are what actually move the needle in this market.
The 60-Second Overview
Hickory Marsh is a small beachside enclave in Neptune Beach, close enough to the coast that location carries the value while individual home condition drives the spread between sales.
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 Hickory Marsh is best for.
Best for
- Buyers prioritizing a beachside Neptune Beach location and willing to pay the coastal premium
- Buyers comfortable evaluating a home's condition and pricing in any updates themselves
- Long-horizon owners who value proximity to the coast over a low entry cost
Probably not for
- Budget-driven buyers hoping the beachside address will come cheap
- Buyers who need a narrow, predictable price range before touring
- Buyers wanting fully turnkey homes with no condition variability to assess
The market around Hickory Marsh
Hickory Marsh is too small for its own price trend, so here is the market around it.
In ZIP 32266, 38 homes are on the market and 29% are under contract — a steady corner of Neptune Beach.
Across Duval County, 3,938 homes are active and 1,658 pending (30% under contract).
ZIP and county figures describe the wider market, not Hickory Marsh specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in Hickory Marsh, Neptune Beach
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Source: Data provided by realMLS. Deemed reliable but not guaranteed.
The Hickory Marsh buying strategy.
If we were buying in Hickory Marsh 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 Hickory Marsh.
What actually sets price in a beachside pocket
In Neptune Beach communities like Hickory Marsh, the constant is location — the beaches, the shorter drives to coastal amenities, and the general appeal of living east of the Intracoastal. Those factors tend to keep floors under values, but they also mean the premium is baked in before you ever walk through a door.
Because the address is doing so much of the work, the variable you control is the house itself. Expect a wide condition-driven spread rather than one tidy price band: updated systems, roofs, and finishes command real premiums, while original or deferred-maintenance homes ask buyers to price in the work. Read each listing on its own merits.
The location and the amenities are priced into every listing in Hickory Marsh. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
Small beachside communities reward local knowledge — which blocks, which condition, which trade-offs are worth paying for. We work Neptune Beach and the wider Duval coast directly, and we will tell you plainly when a specific Hickory Marsh home is priced for its condition and when it is priced for its zip code. That candor is the point.
Hickory Marsh 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 Hickory Marsh 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 Hickory Marsh sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Hickory Marsh, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Hickory Marsh home worth?
Get a no-obligation home value based on real comparable sales in Hickory Marsh, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Should you buy in Hickory Marsh?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | realMLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2011 (3 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.
Own a home here?
You just read the data. Now see what your home is worth.
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 local comps.
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