Summer Sands
Homes for Sale in Neptune Beach, FL
All 28 homes for sale in Neptune Beach, FL · median $1,125,000 · 6 townhomes for sale in Neptune Beach · 25 homes for sale in 32266 · Duval County homes for sale
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo courtesy of EAST COAST REALTY · via realMLS
As of November 2026, Summer Sands in Neptune Beach, FL has 2 homes for sale. Over the 12 months ending 2026-11-12, 5 recorded sales closed at a median of $415,000, $301 per square foot, a median 39 days on market, sellers accepting 92% of original asking. Homes listed or recently sold were built 1987–1989; 7 of 7 report an HOA (median $106/mo); none of the 7 geocoded homes sit in a FEMA special flood hazard zone (median elevation 11 ft). At the median price and Duval County's FY2025-26 rate of 17.86 mills, annual property tax runs about $7,410 ($6,680 with the full homestead exemption).
Momentum Realty in Summer Sands: our agents closed 1 home here for buyers and sellers in the last 12 months (brokerage closed records through November 2026). Find a Momentum agent near Neptune Beach →
Last 30 days in Summer Sands: 2 new listings (median asking $349,950). As of November 12, 2026, realMLS.
Summer Sands is an older, established Neptune Beach community — homes were built out mostly between 1985 and 2016, with a median build year of 1988, so what a buyer is really pricing is condition and updates rather than newness. At a median of $420,000 on a median 1,494 living square feet, that works out to roughly $299.86 per square foot, and with a homestead share of 55.2% a solid majority of owners have filed for the exemption, which tends to mean longer hold times and less turnover-driven churn in the resale pool.
The current posture reads soft: a market heat score of 15 and a median 33 days on market — just over 30 days — point to a buyer's market rather than a scramble. Price is essentially flat year over year (up just 0.1%), and with only 9 closings in the observed window against 239 total homes in the community, the sample is thin enough that a single well-priced or well-updated sale can move the read. For sellers that argues for pricing to the comp, not a trend line; for buyers it argues for patience and room to negotiate on condition.
Figures in this note are as of July 14, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Summer Sands right now
🟡 Balanced market. 4.8 months of supply and 0% of the inventory already under contract put buyers and sellers on roughly even footing.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of realMLS records, as of November 12, 2026. Confidence: Medium (2 active and pending listings, 5 closed sales in 12 months).
🟡 Off the recent peak. The trailing-12-month median ($415K) is down 5.7% from the prior 12 months ($440K). With about a dozen sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level realMLS closed sales, 12-month windows ending November 12. Confidence: Low (5 and 8 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated November 13, 2026 · Live data: realMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Summer Sands market snapshot (as of November 12, 2026): the median sale price is about $415K ($301 per sq ft over the trailing 12 months of closed sales), a median 39 days on market for closed sales, and 4.8 months of supply, a balanced market. The trailing-12-month median is down 6% from the prior 12 months, computed from record-level realMLS closed sales (5 closings in the current window).
In ZIP 32266 (Neptune Beach), 77 homes closed in the last 12 months at a median of $765K ($392/sq ft), up 6.3% year over year, with a median 29 days on market. Right now 13 active and 1 pending listings put supply at about 2.0 months — a healthy market. See the live ZIP 32266 housing market and the Duval County market.
County records show 5 qualified sales in Summer Sands across 2024–2025 (4 in 2024, 1 in 2025), median $360,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Summer Sands is a community of 89 homes in Neptune Beach, Duval County, built between 1987 and 1989 (median 1988), with a median living area of about 1,515 square feet. 57% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Summer Sands is a 239-home Neptune Beach community built out mainly from 1985 to 2016, where the resale story is driven more by individual home condition and updates than by a single defining architectural era.
The setting & the homes.
Aerial and on-site photos of Summer Sands. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Summer SandsPhotos from realMLS listings in Summer Sands; content deemed reliable but not guaranteed.
Who Summer Sands is best for.
Best for
- Buyers targeting a purchase near the $420,000 median who are willing to weigh condition and build year (1985–2016) rather than assume uniform quality across listings.
- Buyers comfortable with a median 33-day process and a market that is not moving at a frantic pace.
- Sellers or buyers who want a pricing approach anchored to per-square-foot data (about $299.86) rather than a flat community-wide number.
Probably not for
- Buyers who need a large, deep pool of active comparable listings to shop against — with 239 homes total and only 9 recent closings, the pool is limited.
- Buyers expecting a purely turnkey, uniform-build product — the 1985 to 2016 construction span means condition varies home to home.
- Anyone relying on a quick automated price estimate instead of a home-by-home condition and comp review.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending November 12 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($415K) IS the median in the snapshot above, and the move from 2025 ($440K) IS the -5.7% one-year change.
Windows contain 2 to 18 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.
19% 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 (2026-11-13).
Summer Sands Market Scorecard
Summer Sands is currently a balanced market. About 4.8 months of supply, a median asking price of $349,950, and homes go under contract in about 29 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in Summer Sands
Live MLS inventory for Summer Sands. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending Summer Sands listings as of 2026-11-12, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
Summer Sands on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from realMLS. Map data © OpenStreetMap contributors.
Life at Summer Sands
- Pool · reported on 5 of 8 listings
- Clubhouse · reported on 2 of 8 listings
- Maintenance Grounds · reported on 2 of 8 listings
- Management - Off Site · reported on 2 of 8 listings
- RV/Boat Storage · reported on 1 of 8 listings
Community amenities as reported across realMLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
Schools
- Duval County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Duncan Fletcher High School (Duval County Public Schools); verify by address · High
- Fletcher Middle School (verify by address) · Middle
- Neptune Beach Elementary School (verify by address)FLDOE grade A · Elementary
Grades are official Florida Department of Education school grades for 2025-26. Assignments are reported as of the 2025-26 year 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 Summer Sands address.
Shop the zone: Homes zoned for Neptune Beach Elementary School · Homes zoned for Duncan Fletcher Middle School · Homes zoned for Duncan Fletcher High School
The Summer Sands buying strategy.
If we were buying in Summer Sands 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 Summer Sands.
Price per square foot is the real story in Summer Sands
With a median living area of 1,494 square feet and a median price of $420,000, Summer Sands prices out at about $299.86 per square foot — a figure that will vary meaningfully home to home given the 1985–2016 build span and a median build year of 1988. Older sections carry more original systems and finishes; later-built homes in the same footprint bring more updated construction to the same price band.
A 55.2% homestead share suggests a majority owner-occupied base with longer average hold periods, which keeps listing volume modest relative to the 239 homes in the community. That, combined with a market heat score of 15 and a median 33 days on market, means inventory here turns over deliberately rather than quickly, and buyers who wait for the right listing are not typically competing against a deep bench of alternatives.
The location and the amenities are priced into every listing in Summer Sands. 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 Summer Sands 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 4 factors (5.1). Basis: Recent Direction -5.7% year-over-year; Liquidity & Demand 4.8 months of supply; Owner Commitment 57% owner-occupied; Pricing Power 92.2% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a community with only 9 closings in the current window and 239 homes total, comparable sales are limited and pricing a listing or an offer off the wrong comp is an easy mistake to make. We work Summer Sands off the current median, price-per-square-foot, and days-on-market figures rather than a generic city-wide average, and we price condition and vintage — 1985 to 2016 construction — into the number instead of treating every sale the same.
Summer Sands in 15 seconds.
Tools for a Summer Sands 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 Summer Sands sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Summer Sands, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Summer Sands home worth?
Get a no-obligation home value based on real comparable sales in Summer Sands, 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 →
Recently off market in Summer Sands
Homes in Summer Sands 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.
- 123 Sand Castle Way · off market
| Location | Neptune Beach, Duval County, FL · ZIP 32266 |
|---|---|
| Home types (current listings and sales) | townhouses 71%, single-family 29% |
| Amenities listed by sellers | Clubhouse, Maintenance Grounds, Management - Off Site |
| Sale prices, last 12 months | $415,000 median across 5 closed sales · $301 per sq ft · -5.7% vs the prior 12 months |
| Days on market (closed sales) | 39 median |
| For sale right now | 2 active, 0 pending · median asking $349,950 · 4.8 months of supply |
| Zoned public schools | Duncan Fletcher High School (Duval County Public Schools); verify by address; Fletcher Middle School (verify by address); Neptune Beach Elementary School (verify by address) (A, FLDOE 2025-26) |
| Momentum Realty closings here, last 12 months | 1 |
Data as of November 12, 2026. Data provided by realMLS. Market figures describe homes, not residents. Cite as: Momentum Realty, “Summer Sands key facts,” movewithmomentum.com/neighborhoods/summer-sands-neptune-beach, data as of November 12, 2026.
Housing distress & ownership in Summer Sands, 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.
Just listed in Summer Sands
The newest homes for sale in Summer Sands right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 311 Sand Castle Way $330,000 · 1 bd · 1.5 ba · 1,113 sq ft · listed Oct 30, 2026 Courtesy of KELLER WILLIAMS REALTY ATLANTIC PARTNERS
- 242 Windswept Circle $369,900 · 2 bd · 2.5 ba · 1,396 sq ft · listed Oct 15, 2026 Courtesy of XCELLENCE
Checked against the MLS nightly. All new listings in this market.
Every Home for Sale in Summer Sands Neptune Beach Right Now (2)
All 2 active and pending Summer Sands Neptune Beach listings with a detail page, newest first, refreshed twice a day from the MLS.
- 311 Sand Castle Way · $330,000 · 1 bd / 1.5 ba · listed Oct 29, 2026 · listed by Keller Williams Realty Atlantic Partners
- 242 Windswept Circle · $369,900 · 2 bd / 2.5 ba · listed Oct 14, 2026 · listed by Xcellence
Recently sold in Summer Sands Neptune Beach
- 317 Sunrise Circle · sold $420,000
- 1507 Spindrift Circle · sold $382,000
- 1505 W Spindrift Circle · sold $397,000
- 320 Sunrise Circle · sold $415,000
- 1522 Sand Dollar Circle · sold $420,000
Closed sales from the MLS; each page shows the sold price, taxes and value history.
More Neptune Beach home searches
- All homes for sale in Neptune Beach, FL
- Homes for sale in Duval County, FL
- ZIP 32266 housing scorecard
- 20 coming-soon communities in Duval County
Neptune Beach guides & data
- Market data
- Property taxes (Duval County)
- Homestead exemption (Duval County)
- Home insurance cost
- New construction (Duval County)
- Home builders (Duval County)
Florida buyer guides
- Florida home insurance rates by county
- Florida property tax by county
- Florida property tax calculator
- What flood zone X means
- The 4-point inspection, explained
- Florida flood insurance calculator
- Florida housing market map
- Interactive housing market map (county, ZIP and community)
- Save Our Homes tax estimator
- How to stop a foreclosure in Florida
- Florida documentary stamp tax, explained
- Cheapest places to live in Florida
Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- Sand Castle Way (25 homes on record)
- Sunrise Circle (22 homes on record)
- Sand Castle Way (5 homes on record)
- Sand Castle Way (4 homes on record)
- Sunrise Circle (4 homes on record)
Recent Developments in Summer Sands
Development, infrastructure, retail, and school activity affecting Summer Sands, 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 Summer Sands.
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 Summer Sands.
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 11 miles south of Summer Sands.
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 Summer Sands.
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 Summer Sands.
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 Summer Sands.
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.
What it really costs to own in Summer Sands
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| HOA dues | Median $106/month across 6 MLS listings (most billed monthly; 2026-11-13). Dues cover what the documents say they cover; ask for the budget and reserve study. |
|---|---|
| Home and flood insurance | The average Citizens Property Insurance premium in Duval County is $1,315/yr (2,001 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. |
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Ask an agent about Summer Sands
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Frequently Asked Questions
What is the median home price in Summer Sands?
How long do homes in Summer Sands take to sell?
Is Summer Sands a buyer's or seller's market right now?
How many homes are in Summer Sands?
What share of Summer Sands is owner-occupied?
When were the homes in Summer Sands built?
What schools serve Summer Sands?
Who is the best real estate agent for Summer Sands?
How do I find a top Neptune Beach real estate agent who knows Summer Sands?
Can Momentum Realty connect me with an agent for Summer Sands?
Where is Summer Sands, and what county is it in?
How far is Summer Sands from downtown Jacksonville and the beach?
Is Summer Sands a good place to live?
How many homes has Momentum Realty sold in Summer Sands?
Should you buy in Summer Sands?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: November 12, 2026) |
| Community market stats | realMLS closed sales, 12-month windows ending November 12, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (2 streets, ZIP 32266)) |
| Under-contract shares | realMLS records, as of 2026-11-12 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2011 (179 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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