Leeward Landing
Homes for Sale in Neptune Beach, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Leeward Landing's pricing is set by a wide construction span and a small, tightly held inventory. Homes here run from 1939 to 2024 with a median year built of 1981, and a median living size of 2,066 square feet. That spread means condition and vintage do more to move a price than square footage alone. The median sale price sits at $743,000, working out to $379.82 per square foot, and with only 1 active listing against 8 closings in the recent window, there simply is not much on the market to compare against.
The market posture here is seller-leaning, with 1.5 months of supply and a median of 9.5 days on market — homes are not sitting. Prices are up 29.2% year over year and 146% since 2012, and homestead share sits at 87.7%, meaning most owners are claiming this as a primary residence rather than a rental or investment. For a buyer, that combination means moving with financing and inspection contingencies ready before you write an offer. For a seller, it means a listing priced to the market's recent comps should not sit long.
Leeward Landing right now
🔴 Seller-leaning market. 1.5 months of supply and 0% of the inventory already under contract give sellers the pressure advantage.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of realMLS records, as of August 5, 2026. Confidence: Medium (1 active and pending listings, 8 closed sales in 12 months).
🟢 Still climbing. The trailing-12-month median ($743K) is up 29.2% from the prior 12 months ($575K) and up 141% since 2012. With about 4 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level realMLS closed sales, 12-month windows ending August 5. Confidence: Low (8 and 3 sales in the two windows).
What's unique here: the median sale price is about 2x the typical Duval County sale ($743K vs $310K, trailing 12 months, realMLS records).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated August 5, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Leeward Landing market snapshot (as of August 5, 2026): the median sale price is about $743K ($380 per sq ft over the trailing 12 months of closed sales), a median 10 days on market for closed sales, and 1.5 months of supply, a seller-leaning market. The trailing-12-month median is up 29% from the prior 12 months and up 141% since 2012, computed from record-level realMLS closed sales (8 closings in the current window).
Leeward Landing is a community of 179 homes in Neptune Beach, Duval County, built between 1939 and 2024 (median 1981), with a median living area of about 2,066 square feet. 88% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
A 179-home pocket of Neptune Beach with construction spanning eight decades — from a 1939 build date up through homes finished in 2024 — which gives buyers a genuine mix of vintage character and newer builds rather than a single-era streetscape.
The setting & the homes.
Aerial and on-site photos of Leeward Landing. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Leeward LandingPhotos from realMLS listings in Leeward Landing; content deemed reliable but not guaranteed.
Who Leeward Landing is best for.
Best for
- A buyer targeting the mid-$700,000s in Neptune Beach who is ready to act fast when a listing appears.
- A buyer who wants a specific home and lot rather than a shared amenity package, since none is identified here.
- A buyer comfortable evaluating homes across a wide range of build years, from 1939 to 2024.
Probably not for
- A buyer who needs several comparable active listings to choose from before making a decision.
- A buyer working with a longer timeline who cannot move within days once a home is listed.
- A buyer specifically seeking a community with organized amenities, since none are identified in current MLS data.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending August 5 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($743K) IS the median in the snapshot above, and the move from 2025 ($575K) IS the +29.2% one-year change.
Windows contain 1 to 9 sales each (8 in the current window); every figure carries its sample size, and thin markets swing on single closings. Source: Data provided by realMLS. Deemed reliable but not guaranteed.
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.
Leeward Landing Market Scorecard
Leeward Landing is currently a strong seller's market. About 1.5 months of supply, a median asking price of $650,000, and homes go under contract in about 23 days.
Typical home value in the 32266 ZIP is $795,910, about 43.4% 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.
Housing distress & ownership in Leeward Landing, Neptune Beach
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research — parcels & ownership from FL DOR 2025 tax roll; distress from MLS listing status/remarks; price from realMLS closed sales. Deemed reliable, not guaranteed.
Homes For Sale Right Now in Leeward Landing
Live MLS inventory for Leeward Landing. 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.
Active and pending Leeward Landing listings as of 2026-08-05, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
Leeward Landing on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from realMLS. Map data © OpenStreetMap, tiles © CARTO.
Schools
- Duval County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Neptune Beach · Elementary
- Fletcher Jr High · Middle
- Duncan Fletcher · High
Zoned schools reflect the assignments reported on recent Leeward Landing listings and can change; always confirm with Duval County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Leeward Landing address.
Recent Developments in Leeward Landing
Development, infrastructure, retail, and school activity affecting Leeward Landing, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- July 2026Development
JWB secures funding for 108 affordable housing units in Jacksonville
Jacksonville Today reported that JWB Real Estate Capital secured about $28.59 million in gap funding for 108 income-restricted units across three Westside sites on Tracy, Justina and Ricker roads. Plans include 38 townhome-style units and two sets of 35 efficiency units, priced at or below 60% of area median income for 50 years. Groundbreaking is expected by September 2026 with completion in 2027.
What it may mean for the marketAdds new income-restricted rental and townhome housing supply on the Westside, increasing the stock of long-term affordable units and drawing public and tax-credit investment into three infill sites. The project is about 21 miles west of Leeward Landing, elsewhere in Duval County.
Source: Jacksonville Today - July 2026Development
Culinary Institute of America selects Jacksonville for Southeast campus
News4Jax reported that the Culinary Institute of America chose downtown Jacksonville for its Southeast hub, to be located at 330 E. Bay Street on the Northbank riverfront. The campus would anchor a $160.5 million hotel and convention center development. The city previously approved up to $35 million in incentives, and the Downtown Investment Authority is finalizing agreements on design and property details.
What it may mean for the marketAnchors a major downtown riverfront redevelopment that pairs an educational campus with hotel and convention space, adding institutional and commercial investment to the urban core alongside Riverfront Plaza and Pearl Square. The project is about 14 miles west of Leeward Landing, elsewhere in Duval County.
Source: News4Jax - June 2026Development
Hillwood contracts with the City of Jacksonville for 192 acres at AllianceFlorida at Cecil Commerce Center
Master developer Hillwood contracted with the City of Jacksonville for 192 acres at AllianceFlorida at Cecil Commerce Center on Jacksonville's Westside, continuing the buildout of the former Naval Air Station Cecil Field into an industrial and logistics park.
What it may mean for the marketContinued absorption of large industrial parcels at Cecil signals sustained employment growth on the Westside, which can support housing demand across nearby communities. The project is about 28 miles west of Leeward Landing, elsewhere in Duval County.
Source: Jax Daily Record - April 2026Development
Southeast Toyota opens $170M vehicle-processing facility at JAXPORT's Blount Island, adding 400-plus jobs
Southeast Toyota Distributors dedicated a new vehicle processing facility at JAXPORT's Blount Island Marine Terminal in April 2026. The company put the investment at $170 million and said the facility created more than 400 full-time jobs, most of them hired locally.
What it may mean for the marketA large new employment center on Blount Island adds sustained local job demand, a factor that has historically supported nearby housing absorption. The site is about 8 miles northwest of Leeward Landing.
Source: JAXPORT - April 2026Development
Hillwood seeks to mass-grade an AllianceFlorida site for a possible 1 million-square-foot building
Hillwood asked to mass grade a site at AllianceFlorida at Cecil Commerce Center to prepare for a possible 1 million-square-foot building, a step that typically precedes a large industrial or distribution user committing to the Westside park.
What it may mean for the marketA build-ready million-square-foot pad points to a potential large employer on the Westside, the kind of jobs anchor that can lift demand for nearby housing. The project is about 28 miles west of Leeward Landing, elsewhere in Duval County.
Source: Jax Daily Record - February 2026Infrastructure
JAXPORT details $250M Blount Island modernization and record cargo in 2026 State of the Ports
At its February 2026 State of the Ports address, JAXPORT outlined a $250 million modernization of Blount Island's container and vehicle-handling capabilities and reported record fiscal-2025 cargo volumes. The port also said an air-draft expansion to accommodate larger ships is on track to finish by the end of 2026.
What it may mean for the marketContinued heavy investment in the Blount Island port complex anchors long-term industrial employment on the northeast side, a structural demand driver for the surrounding area. The site is about 8 miles northwest of Leeward Landing.
Source: News4Jax
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 Leeward Landing buying strategy.
If we were buying in Leeward Landing 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.
Come strong and clean. Homes here move, so lead with your best terms and financing ready rather than a low anchor.
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 Leeward Landing.
A wide build era on a small footprint
With 179 total homes and a construction range from 1939 to 2024, Leeward Landing is not a subdivision defined by one architectural moment. The median year built of 1981 puts the typical home solidly mid-span, and the median living area of 2,066 square feet suggests a footprint sized for a range of buyers rather than starter units or oversized estates. Current MLS data does not identify a formal amenity package for this community, so buyers should treat the home and lot itself — not shared amenities — as the value driver here.
The number that stands out is inventory: 1 active listing against 8 closings in the recent window and 1.5 months of supply. That is a market where a well-priced home moves before it has time to build a track record on-site. At $379.82 per square foot and a median price of $743,000, buyers are paying for a scarce, fast-moving pocket of Neptune Beach rather than a large, easily comparable subdivision.
The location and the amenities are priced into every listing in Leeward Landing. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Leeward Landing buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 5 factors (9.2). Basis: Long-Term Appreciation +141% since 2012; Recent Direction +29.2% year-over-year; Liquidity & Demand 1.5 months of supply; Owner Commitment 88% owner-occupied; Pricing Power 99.8% sale-to-list. Refreshed with each data update.
Why work with Momentum here
A market with 1 active listing and a 9.5-day median days on market does not give buyers much room for a slow decision or a seller much room for a mispriced listing. Momentum tracks the closings behind these numbers — not just the asking prices — so an offer here is built on what 8 recent closings actually settled for, and a listing is priced against the same real, current data rather than a stale comp.
Leeward Landing in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA — confirm current dues
- 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 Leeward Landing 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 Leeward Landing sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Leeward Landing, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Leeward Landing home worth?
Get a no-obligation home value based on real comparable sales in Leeward Landing, 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 Leeward Landing on the map →
Frequently Asked Questions
What is the median home price in Leeward Landing?
How long do homes in Leeward Landing take to sell?
Is Leeward Landing a buyer's or seller's market right now?
How many homes are in Leeward Landing?
What share of Leeward Landing is owner-occupied?
When were the homes in Leeward Landing built?
Do cash buyers compete in Leeward Landing?
Have Leeward Landing home prices gone up?
Who is the best real estate agent for Leeward Landing?
How do I find a top Neptune Beach real estate agent who knows Leeward Landing?
Can Momentum Realty connect me with an agent for Leeward Landing?
Should you buy in Leeward Landing?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Leeward Landing with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: August 5, 2026) |
| Community market stats | realMLS closed sales, 12-month windows ending August 5, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (6 streets, ZIP 32226/32266)) |
| Under-contract shares | realMLS records, as of 2026-08-01 |
| Historical depth | Closed-sale records back to 2001 (106 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?
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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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See how Leeward Landing fits the bigger picture — live prices, inventory, and Momentum Scores: