Jarrett Point
Homes for Sale in Neptune Beach, FL
True comps, carrying-cost math, and listings before the portals.
As of September 2026, the MLS records 1 closed sale in Jarrett Point in Neptune Beach, FL, the most recent in January 2024. 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).
Jarrett Point is a small pocket in Neptune Beach, and in a community this compact the price you pay is driven less by any published range and more by the specific house in front of you. Condition, lot, and how close you sit to the beach and to the corridor into the rest of the Beaches will move a number far more than any headline figure. With limited inventory, individual listings carry outsized weight in how the community reads at any given moment.
For a buyer, that means the work is in the house, not the map — underwrite the specific property and be ready to move when the right one lists, because there won't be many at once. For a seller, the same scarcity is leverage, but only if the home is presented honestly; a small market punishes overpricing quickly because there's nothing to hide behind. Price to the condition, not to a wish.
The 60-Second Overview
Jarrett Point sits inside Neptune Beach, one of Duval County's Beaches communities, which puts it within easy reach of the ocean and the low-key beach-town grid rather than the sprawl of the wider metro.
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 Jarrett Point is best for.
Best for
- Buyers set on a Neptune Beach location who will move quickly when the right house lists
- Buyers who evaluate a property on its own condition rather than a community price trend
- Sellers with a well-maintained home willing to price to condition and use scarcity as leverage
Probably not for
- Buyers who need a wide selection of listings to compare at once
- Buyers who want a clear, high-volume price trend before committing
- Sellers hoping to overprice and lean on a large pool of comps to justify it
The market around Jarrett Point
Jarrett Point 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 Jarrett Point specifically. Momentum Research analysis of MLS records.
The Jarrett Point buying strategy.
If we were buying in Jarrett Point 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 Jarrett Point.
A small-pocket read on the Beaches
The value proposition here is location first. Neptune Beach is one of the walkable, self-contained Beaches towns, and Jarrett Point's appeal tracks with that setting — proximity to the ocean, to the small commercial nodes, and to the connectors that carry you into Jacksonville Beach and Atlantic Beach without a long drive.
Because the community is small, treat it as a house-by-house market rather than a statistical one. There isn't a deep pool of comparable sales generating a tidy trend line, so the right approach is to weigh each property on its own merits — how it's built, how it's held up, and where it sits relative to the beach — and let that, not a community average, set your expectation.
The location and the amenities are priced into every listing in Jarrett Point. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a low-inventory pocket like Jarrett Point, the edge is timing and honest pricing, and that's local work. We watch the Beaches submarket closely enough to tell you when a listing is priced to its condition and when it isn't, and to get you positioned before the right house sells to someone else.
Jarrett Point 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 Jarrett Point 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 Jarrett Point sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Jarrett Point, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Jarrett Point home worth?
Get a no-obligation home value based on real comparable sales in Jarrett Point, 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 all homes for sale in Neptune Beach →
Should you buy in Jarrett Point?
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 2024 (1 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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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.