Neptune By The Sea
Homes for Sale in Neptune Beach, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo courtesy of FLUID REALTY, LLC. · via realMLS
Price here is driven by proximity to the beach and by condition, not by any single product type. With a housing stock that runs from 1920 to 2018 and a median build year of 1986, you are buying into a mix of original cottages, mid-life homes, and full rebuilds — and that spread is exactly why the median sits at $892,000 while individual outcomes swing hard on lot, renovation level, and how close you are to the water. Treat the median as a midpoint, not a menu.
The market posture is measured, not frantic. A median of just under 40 days on market and a heat score of 27 tell you buyers have time to inspect and negotiate rather than waving contingencies. Sellers still hold a strong position given the long-run run-up, but the pace rewards correct pricing over optimism. For buyers, this is a market where doing the homework on condition pays off.
Neptune By The Sea right now
🟢 Buyer-leaning market. 12.0 months of supply and 0% of the inventory already under contract give buyers above-average negotiating leverage.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 23, 2026. Confidence: Low (2 active and pending listings, 3 closed sales in 12 months).
🟡 Off the recent peak. The trailing-12-month median ($825K) is down 5.7% from the prior 12 months ($875K) and up 272% 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 23. Confidence: Low (3 and 5 sales in the two windows).
What's unique here: the median sale price is about 3x the typical Duval County sale ($825K vs $310K, trailing 12 months, realMLS records).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated August 23, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Neptune By The Sea market snapshot (as of August 23, 2026): the median sale price is about $825K ($332 per sq ft over the trailing 12 months of closed sales), a median 54 days on market for closed sales, and 12.0 months of supply, a buyer-leaning market. The trailing-12-month median is down 6% from the prior 12 months and up 272% since 2012, computed from record-level realMLS closed sales (3 closings in the current window).
Neptune By The Sea is a small, walk-to-the-water pocket of Neptune Beach where almost nine in ten homes are homesteaded — a sign of an owner-occupied, hold-for-the-long-term area rather than a churn of investor flips.
The setting & the homes.
Aerial and on-site photos of Neptune By The Sea. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Neptune By The SeaPhotos from realMLS listings in Neptune By The Sea; content deemed reliable but not guaranteed.
Who Neptune By The Sea is best for.
Best for
- Long-term owner-occupiers with a budget at or above the $892,000 median who value beach proximity over square footage
- Buyers willing to take on an older home and renovate to their own standard
- Anyone prioritizing a stable, hold-for-years pocket over a liquid, fast-flip market
Probably not for
- Buyers needing an entry-level price point below this market's median
- Investors seeking quick resale velocity in a high-turnover area
- Anyone who wants uniform, comparable inventory and predictable per-home pricing
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending August 23 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($825K) IS the median in the snapshot above, and the move from 2025 ($875K) IS the -5.7% one-year change.
Windows contain 1 to 10 sales each (3 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.
29% of homes for sale in ZIP 32266 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 (2026-08-18).
Neptune By The Sea Market Scorecard
Neptune By The Sea is currently a buyer-leaning market. About 12.0 months of supply, a median asking price of $1,255,000, and homes go under contract in about 77 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Housing distress & ownership in Neptune By The Sea, 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.
Homes For Sale Right Now in Neptune By The Sea
Live MLS inventory for Neptune By The Sea. 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 Neptune By The Sea listings as of 2026-08-23, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
Neptune By The Sea 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
- Duncan Fletcher · Middle
- Duncan Fletcher · High
Zoned schools reflect the assignments reported on recent Neptune By The Sea 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 Neptune By The Sea address.
The Neptune By The Sea buying strategy.
If we were buying in Neptune By The Sea 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.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
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 Neptune By The Sea.
A condition-driven beach market
With just 205 homes and a build range stretching nearly a century, this is not a place where two listings are truly comparable. The median living area of about 2,296 square feet and a median of $392 per square foot give you reference points, but the real variable is what has been done to the house. An untouched original and a studs-out renovation can sit blocks apart and price worlds apart.
The homestead share near 89% matters for supply. Owners here tend to stay, which keeps inventory thin and means the right listing does not linger. That scarcity, paired with the beach location, is the structural support under prices — up 14.4% year over year and 298% since 2012 — far more than any single amenity.
The location and the amenities are priced into every listing in Neptune By The Sea. 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 Neptune By The Sea 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 4 factors (4.8). Basis: Long-Term Appreciation +272% since 2012; Recent Direction -5.7% year-over-year; Liquidity & Demand 12.0 months of supply; Pricing Power 92.2% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a market this small and this condition-sensitive, the median tells you almost nothing about the house in front of you. We underwrite each property on its own — age, renovation level, lot, and distance to the water — so you are not overpaying for a cosmetic flip or walking away from a solid rebuild because the sticker looks high. On the sell side, we price to the pace this market actually runs at, not to wishful comps.
Neptune By The Sea 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 Neptune By The Sea 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 Neptune By The Sea sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Neptune By The Sea, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Neptune By The Sea home worth?
Get a no-obligation home value based on real comparable sales in Neptune By The Sea, 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 Neptune By The Sea on the map →
Recent Developments in Neptune By The Sea
Development, infrastructure, retail, and school activity affecting Neptune By The Sea, 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 Neptune By The Sea, 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 15 miles west of Neptune By The Sea, 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 29 miles west of Neptune By The Sea, 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 Neptune By The Sea.
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 29 miles west of Neptune By The Sea, 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 Neptune By The Sea.
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.
Frequently Asked Questions
What is the median home price in Neptune By The Sea?
How long do homes in Neptune By The Sea take to sell?
Is Neptune By The Sea a buyer's or seller's market right now?
Have Neptune By The Sea home prices gone up?
Who is the best real estate agent for Neptune By The Sea?
How do I find a top Neptune Beach real estate agent who knows Neptune By The Sea?
Can Momentum Realty connect me with an agent for Neptune By The Sea?
Should you buy in Neptune By The Sea?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Neptune By The Sea with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: August 23, 2026) |
| Community market stats | realMLS closed sales, 12-month windows ending August 23, 2026 |
| Under-contract shares | realMLS records, as of 2026-08-18 |
| Historical depth | Closed-sale records back to 2001 (112 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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