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 November 2026, the MLS records 32 closed sales in Neptune Marsh in Neptune Beach, FL since 2011, 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, 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 $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.
Figures in this note are as of July 15, 2026. The live market numbers elsewhere on this page update nightly and are newer.
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, 30 homes are on the market and 20% are under contract — a steady corner of Neptune Beach.
Across Duval County, 4,325 homes are active and 1,470 pending (25% 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.
Tools for a Neptune Marsh buy.
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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.
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Recently off market in Neptune Marsh
Homes in Neptune Marsh 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. 1 on record.
- 2032 Sandpiper Point · off market
Recent Developments in Neptune Marsh
Development, infrastructure, retail, and school activity affecting Neptune Marsh, 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 northeast of Neptune Marsh.
Source: Jacksonville Today - October 2026Market
Northeast Florida home sales dip in September as inventory tightens
Closed sales across the six-county Northeast Florida Association of Realtors area fell 7.7% year over year to 1,608, with the median price at $398,566, up 2.8%. Active inventory dropped 18.4% to 6,348 homes. Median prices were $344,000 in Duval, $575,000 in St. Johns, $355,000 in Clay and $496,500 in Nassau.
What it may mean for the marketLower inventory with softer sales volume points to a thinner supply of listings across all four counties, with Clay the only one of the four showing a year-over-year price decline. The site is about 14 miles west of Neptune Marsh.
Source: Clay 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 Marsh.
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 Marsh.
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 Marsh.
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 Marsh.
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
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?
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Should you buy in Neptune Marsh?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Neptune Marsh with Momentum Realty’s local guides.
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 2026-11-11 |
| Historical depth | Closed-sale records back to 2011 (32 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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