Neptune By The Sea
Homes for Sale in Neptune Beach, FL
All 28 homes for sale in Neptune Beach, FL · median $1,125,000 · 25 homes for sale in 32266 · Duval County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of FLUID REALTY, LLC. · via realMLS
As of November 2026, the MLS records 72 closed sales in Neptune By The Sea in Neptune Beach, FL since 2011, the most recent in September 2026. Recorded prices since 2024 ran from $691,000 to $1,400,000 (median $875,000), on homes of 1,608 to 2,554 sq ft. Across Neptune Beach as a whole, 98 homes closed in the last 12 months at a median of $845,000, 28 median days on market, with 24 homes for sale today. At that median and Duval County's FY2025-26 rate of 17.86 mills, annual property tax runs about $15,630 ($14,900 with the full homestead exemption).
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.
Figures in this note are as of July 12, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Nearby homes for sale
No active listings inside Neptune By The Sea right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
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.
realMLS (Northeast Florida) sales records identify 63 homes in Neptune By The Sea that have changed hands since 2001, built between 1974 and 1995 (median 1987), with a median living area of about 2,054 sq ft and a typical 3-bedroom, 2-bath layout; 98% are single-family homes. Source: realMLS (Northeast Florida) closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
County records show 10 qualified sales in Neptune By The Sea across 2024–2025 (5 in 2024, 5 in 2025), median $959,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
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.
The setting & the homes.
Aerial and on-site photos of Neptune By The Sea. Swipe to explore the community.
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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
The market around Neptune By The Sea
Neptune By The Sea is too small for its own price trend, so here is the market around it.
In ZIP 32266, 30 homes are on the market and 20% are under contract — a steady corner of Neptune Beach.
Across Duval County, 4,343 homes are active and 1,482 pending (25% under contract).
In ZIP 32266 (Neptune Beach), 77 homes closed in the last 12 months at a median of $765K ($392/sq ft), up 6.3% year over year, with a median 29 days on market. Right now 13 active and 1 pending listings put supply at about 2.0 months — a healthy market. See the live ZIP 32266 housing market and the Duval County market.
ZIP and county figures describe the wider market, not Neptune By The Sea specifically. Momentum Research analysis of MLS records.
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.
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 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.
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.
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.
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Recently off market in Neptune By The Sea
Homes in Neptune By The Sea that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 3 on record.
- 1012 2Nd Street · off market
- 707 Cedar Court · off market
- 806 Cherry Street · off market
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.
Recently sold in Neptune By The Sea Neptune Beach
- 707 Cedar Court · sold $890,000
- 806 Cherry Street · sold $1,400,000
Closed sales from the MLS; each page shows the sold price, taxes and value history.
More Neptune Beach home searches
- All homes for sale in Neptune Beach, FL
- Homes for sale in Duval County, FL
- ZIP 32266 housing scorecard
- 20 coming-soon communities in Duval County
Neptune Beach guides & data
- Market data
- Property taxes (Duval County)
- Homestead exemption (Duval County)
- Home insurance cost
- New construction (Duval County)
- Home builders (Duval County)
Florida buyer guides
- Florida home insurance rates by county
- Florida property tax by county
- Florida property tax calculator
- What flood zone X means
- The 4-point inspection, explained
- Florida flood insurance calculator
- Florida housing market map
- Interactive housing market map (county, ZIP and community)
- Save Our Homes tax estimator
- How to stop a foreclosure in Florida
- Florida documentary stamp tax, explained
- Cheapest places to live in Florida
Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- Mccollum Circle (23 homes on record)
- Mccollum Circle (17 homes on record)
- Cherry Street (16 homes on record)
- Cherry Street (16 homes on record)
- Mccollum Circle (10 homes on record)
- Cherry Street (2 homes on record)
- Cedar Street (2 homes on record)
- Cedar Street (2 homes on record)
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 November 2026.
- October 2026Retail & Dining
Hotel, restaurants and retail proposed to replace vacant Neptune Beach Kmart
TriBridge Residential plans Town Center West at the former Kmart, 500 Atlantic Blvd., with a hotel, two restaurants, and office and retail space after demolishing the building. The project is described as a $100 million-plus investment and still needs variances and development plan approval. Design and permitting would take roughly 9 to 12 months once approvals are in hand.
What it may mean for the marketRedeveloping a long-vacant big-box site on Atlantic Boulevard could add dining, lodging and shopping options close to the Beaches' central corridor. The site is less than a mile northwest of Neptune By The Sea.
Source: Jacksonville Today - October 2026Market
St. Johns County denies 4,462-acre Palm Valley farmland housing application under new state enclave law
Commissioners denied 3-2 on Sept. 15 the 4,462-acre Palm Valley application near Nocatee under the state agricultural enclave law, and the county plans to fight it in court. Another proposal of nearly 1,200 acres and about 15,000 homes south of St. Augustine was approved in August, then denied 3-2 on Sept. 28. St. Johns County has received 16 applications under the law.
What it may mean for the marketThe outcome of these applications will shape how much new housing supply can be added on rural land in the county. The site is about 10 miles south of Neptune By The Sea.
Source: Jacksonville Today - September 2026Infrastructure
JEA advances about $690 million in infrastructure projects including Fulton Cut transmission line raise near JAXPORT
JEA is moving forward with three water reclamation projects (Blacks Ford in northwest St. Johns County, over $220 million; near Jacksonville International Airport, about $193 million; East Arlington, just under $165 million) and the $117 million Fulton Cut transmission line clearance over the St. Johns River near Blount Island. Fulton Cut, shared with JAXPORT and the city, is expected to finish in summer 2027 and all four projects by 2030.
What it may mean for the marketRaised power lines support larger ship access to port terminals, and new reclamation capacity supports growth in surrounding areas. The site is about 8 miles northwest of Neptune By The Sea.
Source: News4JAX - 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 - 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 - 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.
What it really costs to own in Neptune By The Sea
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| HOA dues | MLS listings here mostly enter dues as billed annually, but the median entry is only $200/year across 3 listings (2026-11-13), which usually means a quarterly or monthly amount was entered as annual. Ask the association for the current dues. |
|---|---|
| Home and flood insurance | The average Citizens Property Insurance premium in Duval County is $1,315/yr (2,001 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. |
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Ask an agent about Neptune By The Sea
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Price History: What Homes Here Have Actually Sold For
Median sale prices in Neptune By The Sea Neptune Beach year by year since 2012, from closed MLS sales. Long-run history beats any single estimate: it shows what this community has actually done through rate cycles, not what a model guesses.
Frequently Asked Questions
How many homes are in Neptune By The Sea?
What share of Neptune By The Sea is owner-occupied?
When were the homes in Neptune By The Sea built?
Who is the best real estate agent for Neptune By The Sea?
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Where is Neptune By The Sea, and what county is it in?
How far is Neptune By The Sea from downtown Jacksonville and the beach?
Should you buy in Neptune By The Sea?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: November 12, 2026) |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (6 streets, ZIP 32266)) |
| Under-contract shares | realMLS records, as of 2026-11-12 |
| Historical depth | Closed-sale records back to 2011 (72 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 listings in Northeast Florida sold at 99.1% of final list price vs. 98.6% for the market, in a median 31 days vs. 41 (realMLS, 12 months to Nov 2026). A Momentum agent can price yours against live local comps.
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