Neptune Marsh
Homes for Sale in Neptune Beach, FL

Neptune Marsh is a small, established enclave of 51 homes in Neptune Beach built within a single, tight construction window (1972-1987) rather than in phases over decades, with no shared amenities noted beyond the neighborhood itself.

realMLS (Northeast Florida) sales records identify 29 homes in Neptune Marsh that have changed hands since 2001, built between 1976 and 1986 (median 1977), with a median living area of about 1,904 sq ft and a typical 3-bedroom, 2-bath layout; 97% 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.

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.

Neptune Marsh is too small for its own price trend, so here is the market around it.

In ZIP 32266, 37 homes are on the market and 27% are under contract — a steady corner of Neptune Beach.

Across Duval County, 4,384 homes are active and 1,562 pending (26% under contract).

In ZIP 32266 (Neptune Beach), 81 homes closed in the last 12 months at a median of $743K ($392/sq ft), up 6.6% year over year, with a median 35 days on market. Right now 11 active and 3 pending listings put supply at about 3.5 months — a balanced market. See the live ZIP 32266 housing market and the Duval County market.

ZIP and county figures describe the wider market, not Neptune Marsh specifically. Momentum Research analysis of MLS records.

Every home in Neptune Marsh dates to the same narrow stretch of construction, 1972 through 1987, with a median build year of 1977. That consistency means a buyer isn't choosing between an original-era home and a newer infill on the same street - the housing stock reads as one generation. Median living space of 2,178 square feet puts these homes in a solid mid-size range, suited to a buyer looking to settle into more room rather than an entry-level footprint.

The ownership pattern reinforces that read: 88.2% of homes carry a homestead exemption, and there are currently zero active listings among the 51 homes in the community. With no community amenities identified from current MLS listings and no live inventory to browse, Neptune Marsh isn't a market you shop on a Sunday afternoon - it's one you watch, and you move when a listing actually surfaces.

With zero active listings across a 51-home community, there's no live comp set to hand a buyer or seller - pricing and timing both depend on tracking closed activity and knowing the neighborhood's small footprint well enough to hear about a listing before it's broadly marketed. That's the kind of groundwork a generic search can't do in a community this tight.