Oceanwood
Homes for Sale in Neptune Beach, FL
All 31 homes for sale in Neptune Beach, FL · median $1,375,000 · 28 homes for sale in 32266 · Duval County homes for sale
True comps, carrying-cost math, and listings before the portals.
Over the 12 months ending 2026-09-14, 5 recorded sales closed at a median of $565,000, $392 per square foot, a median 28 days on market, sellers accepting 95% of original asking. At the median price and Duval County's FY2025-26 rate of 17.86 mills, annual property tax runs about $10,090 ($9,360 with the full homestead exemption).
Price in Oceanwood Replat is driven by condition and lot far more than by any headline number. With a housing stock spanning 1924 to 2024 and a median build year around 1962, you are looking at a genuine mix — original mid-century homes, gut renovations, and ground-up new construction sitting on the same streets. That range means two homes of similar size can trade very differently depending on what has been done to them.
This is a small pool — 172 homes — a short walk from the ocean in Neptune Beach, and turnover is limited. Roughly three-quarters of owners here claim homestead, which tells you this is a hold-and-live market rather than a churn of investor flips. For a buyer, that means patience and readiness to move on the right listing; for a seller with a well-kept or updated home, scarcity works in your favor.
Nearby homes for sale
No active listings inside Oceanwood Replat 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
Oceanwood market snapshot (as of September 13, 2026): the median sale price is about $565K ($392 per sq ft over the trailing 12 months of closed sales), and a median 28 days on market for closed sales.
In ZIP 32266 (Neptune Beach), 73 homes closed in the last 12 months at a median of $743K ($398/sq ft), up 9.7% year over year, with a median 27 days on market. Right now 17 active and 4 pending listings put supply at about 3.7 months — a healthy market. See the live ZIP 32266 housing market and the Duval County market.
County records show 14 qualified sales in Oceanwood across 2024–2025 (11 in 2024, 3 in 2025), median $720,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Oceanwood is a community of 172 homes in Neptune Beach, Duval County, built between 1924 and 2024 (median 1962.0), with a median living area of about 1,990 square feet. 78% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Oceanwood Replat is a compact, established pocket of Neptune Beach where the value story is about condition, lot, and proximity to the coast — not square footage alone. Expect a wide spread between untouched originals and reworked or new-built homes.
Who Oceanwood is best for.
Best for
- Long-term owner-occupants who want to hold near the beach rather than trade in and out
- Buyers with a renovation budget who want to add value to an original or dated home
- Turnkey buyers willing to compete and move quickly on an updated or new-built listing
Probably not for
- Buyers who need a large selection of listings available at any given time
- Investors chasing quick flips in a hold-oriented, low-turnover market
- Buyers who want uniform, same-vintage housing stock with easy apples-to-apples comps
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 13 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($565K) IS the median in the snapshot above.
Windows contain 1 to 9 sales each (5 in the current window); every figure carries its sample size, and thin markets swing on single closings. Source: Data provided by realMLS. Deemed reliable but not guaranteed.
30% of homes for sale in ZIP 32266 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-09-12).
Housing distress & ownership in Oceanwood Replat, 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 Oceanwood buying strategy.
If we were buying in Oceanwood 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 Oceanwood.
A mixed-vintage beach-town pocket
The century-wide build range here is the single most important thing to understand before you shop. A median build year near 1962 and a median of roughly 1,990 square feet describe a middle, not a norm — you will tour homes that have been fully modernized, homes that have never been touched, and a handful of recent 2024 builds. Underwrite each address on its own merits, because comps in a stock this varied are only a starting point.
With about 78% homestead occupancy across 172 homes, listings surface slowly and the best-prepared homes tend to define the market. Sellers who invest in condition and presentation stand out in a place where much of the inventory is aging. Buyers should be prepared to compete for turnkey product and to budget realistically for the renovation-candidate homes that make up a meaningful share of what trades.
The location and the amenities are priced into every listing in Oceanwood. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Oceanwood buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 3 factors (8.2). Basis: Long-Term Appreciation +236% since 2012; Owner Commitment 78% owner-occupied; Pricing Power 95.3% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a market this small and this varied, the median tells you almost nothing about a specific house. Our job is to read each home's condition, lot, and vintage against the limited comps that actually apply, so you are not overpaying for an original as if it were renovated — or undervaluing your own home at the table. We track this pocket closely enough to know when a listing is worth moving on fast.
Oceanwood 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 Oceanwood 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 Oceanwood sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Oceanwood, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Oceanwood home worth?
Get a no-obligation home value based on real comparable sales in Oceanwood, 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 all homes for sale in Neptune Beach →
Frequently Asked Questions
What is the median home price in Oceanwood?
How long do homes in Oceanwood take to sell?
How many homes are in Oceanwood?
What share of Oceanwood is owner-occupied?
When were the homes in Oceanwood built?
Have Oceanwood home prices gone up?
Who is the best real estate agent for Oceanwood?
How do I find a top Neptune Beach real estate agent who knows Oceanwood?
Can Momentum Realty connect me with an agent for Oceanwood?
Should you buy in Oceanwood?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | realMLS closed sales, 12-month windows ending September 13, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (4 streets, ZIP 32266)) |
| Under-contract shares | realMLS records, as of 2026-09-12 |
| Historical depth | Closed-sale records back to 2002 (85 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.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how Oceanwood Replat fits the bigger picture — live prices, inventory, and Momentum Scores:
Schools serving nearby communities
We do not have a confirmed school assignment for Oceanwood. These are the public schools most often assigned to other communities in ZIP 32266; zones change and vary by address, so confirm with the district before you buy.
- Neptune Beach Elementary School · PreK-5 · FLDOE grade A (assigned to 10 nearby communities)
- Fletcher Middle School · Middle (assigned to 7 nearby communities)
- Duncan U. Fletcher High School · 9-12 · FLDOE grade A (assigned to 5 nearby communities)
- Duncan Fletcher High School · High (assigned to 5 nearby communities)
- Duncan U. Fletcher Middle School · 6-8 · FLDOE grade A (assigned to 2 nearby communities)
Assignments from district data for neighboring communities; grades are official Florida Department of Education school grades (2025-26).
Nearby Communities
Explore more neighborhoods near Oceanwood with Momentum Realty’s local guides.