Neptune Marsh
Homes for Sale in Neptune Beach, FL
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of ALLISON JAMES ESTATES AND HOMES FLORIDA · via realMLS
As of October 2026, the MLS records 52 closed sales in Neptune Marsh in Neptune Beach, FL since 2001, the most recent in August 2025. Recorded prices since 2024 ran from $555,000 to $715,000 (median $715,000), on homes of 1,609 to 2,377 sq ft. Across Neptune Beach as a whole, 73 homes closed in the last 12 months at a median of $845,000, 30 median days on market, with 14 homes for sale today. At that median and Duval County's FY2025-26 rate of 17.86 mills, annual property tax runs about $12,770 ($12,040 with the full homestead exemption).
Neptune Marsh is a fixed pocket of 51 homes in Neptune Beach, built between 1972 and 1987 with a median build year of 1977 - one construction era rather than a mixed-vintage subdivision. Median living space runs 2,178 square feet, a comfortable mid-size footprint for the era. At 88.2% homestead exemption, this is a community where owners tend to stay put rather than one with heavy investor or seasonal turnover, which naturally limits how often a home changes hands.
Right now there are zero active listings in Neptune Marsh. That tells a buyer this isn't a place to shop multiple floor plans against each other - when something lists, there's little else on the market to compare it to, and pricing has to lean on what has actually closed rather than what's currently competing for attention. No community amenities are identified from current MLS listings, so the draw here is the house and the location in Neptune Beach, not a shared clubhouse or pool.
The 60-Second Overview
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.
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 Marsh. Swipe to explore the community.
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Neptune Marsh
Neptune Marsh
Neptune Marsh
Neptune MarshPhotos from realMLS listings in Neptune Marsh; content deemed reliable but not guaranteed.
Who Neptune Marsh is best for.
Best for
- Buyers set on Neptune Beach specifically who are willing to wait for a Neptune Marsh listing to surface.
- Buyers who want a mid-size home (median 2,178 square feet) from a single, consistent construction era rather than new construction.
- Buyers comfortable pricing off recent closed sales rather than a live comp set, since there are currently no active listings here.
Probably not for
- Buyers who want to compare multiple active listings before deciding - there is currently nothing on the market in Neptune Marsh.
- Buyers looking for HOA-run amenities like a pool or clubhouse - none are identified from current MLS listings.
- Buyers who require new or recently built construction - Neptune Marsh's 51 homes date to 1972-1987.
The market around Neptune Marsh
Neptune Marsh 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, 3,953 homes are active and 1,522 pending (28% under contract).
ZIP and county figures describe the wider market, not Neptune Marsh specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in Neptune Marsh, 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.
The Neptune Marsh buying strategy.
If we were buying in Neptune Marsh 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 Marsh.
One era, fixed supply
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.
The location and the amenities are priced into every listing in Neptune Marsh. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
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.
Neptune Marsh 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 Neptune Marsh 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 Marsh sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Neptune Marsh, 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 Marsh home worth?
Get a no-obligation home value based on real comparable sales in Neptune Marsh, 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 Marsh on the map →
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.
Frequently Asked Questions
How many homes are in Neptune Marsh?
What share of Neptune Marsh is owner-occupied?
When were the homes in Neptune Marsh built?
Who is the best real estate agent for Neptune Marsh?
How do I find a top Neptune Beach real estate agent who knows Neptune Marsh?
Can Momentum Realty connect me with an agent for Neptune Marsh?
Should you buy in Neptune Marsh?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: August 15, 2026) |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (5 streets, ZIP 32266)) |
| Under-contract shares | realMLS records, as of 2026-10-01 |
| Historical depth | Closed-sale records back to 2001 (52 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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See how Neptune Marsh fits the bigger picture — live prices, inventory, and Momentum Scores:
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