Oceanview
Homes for Sale in Neptune Beach, FL

Oceanview is a compact, beach-adjacent enclave in Neptune Beach whose homes range widely in age and condition, so the character of any given block depends heavily on what has been renovated and what hasn't.

realMLS (Northeast Florida) sales records identify 7 homes in Oceanview that have changed hands since 2005, built between 1947 and 2003 (median 1980), with a median living area of about 2,048 sq ft and a typical 3-bedroom, 2.5-bath layout. 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 7 qualified sales in Oceanview across 2024–2025 (5 in 2024, 2 in 2025), median $1.65M — 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.

Oceanview 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).

In ZIP 32266 (Neptune Beach), 115 homes closed in the last 12 months at a median of $650K ($423/sq ft), up 3.3% year over year, with a median 32 days on market. Right now 14 active and 3 pending listings put supply at about 2.9 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 Oceanview specifically. Momentum Research analysis of MLS records.

• Neptune Beach · Elementary
• Fletcher Jr High · Middle
• Duncan Fletcher · High

Zoned schools reflect the assignments reported on recent Oceanview 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 Oceanview address.

The housing here is old at its core — a 1963 median build year, with some homes dating to the 1920s and others as recent as 2015. Median living area sits around 1,825 square feet, which points to modest, human-scaled footprints rather than sprawling new construction. Expect original-era homes, mid-century stock, and a handful of newer or heavily reworked properties side by side.

That mix means diligence matters more than in a subdivision of like-for-like homes. Roof age, systems, flood considerations near the coast, and the depth of any renovation will move value far more than square footage alone. The homestead share just under 60% suggests a good portion of owner-occupants, which tends to keep the housing maintained but also keeps listings scarce.

In a 69-home pocket with wildly varied vintage and condition, the median tells you almost nothing about a specific house. We price and vet each property on its actual bones — roof, systems, renovation depth, and coastal factors — and we know when a dated home is priced as if it were updated. That candor protects buyers from overpaying and gives sellers a defensible number.

Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.