Sunset Point
Homes for Sale in Neptune Beach, FL
True comps, carrying-cost math, and listings before the portals.
As of October 2026, the MLS records 8 closed sales in Sunset Point in Neptune Beach, FL since 2009, the most recent in March 2026. 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 $15,100 ($14,360 with the full homestead exemption).
Sunset Point sits in Neptune Beach, one of Duval County's small coastal enclaves where proximity to the ocean does most of the heavy lifting on price. With no median or inventory figures in front of me for this snapshot, I'd treat pricing here as condition- and location-driven rather than formula-driven — what a specific home has done to the lot, the structure, and the finishes matters more than any neighborhood average.
For a buyer, that means underwriting each property on its own merits and not assuming one comp defines the street. For a seller, it means presentation and condition are the levers you actually control. Until we pull live numbers as of this date, treat any pricing conversation as a homework assignment, not a settled fact.
The 60-Second Overview
Sunset Point is a compact Neptune Beach pocket where the beach-town setting and the individual condition of each home, not a broad price band, tend to set value.
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.
Who Sunset Point is best for.
Best for
- Buyers prioritizing a coastal Neptune Beach location over a large selection of listings
- Buyers prepared to underwrite each home on its condition rather than a neighborhood average
- Buyers with patience to wait for the right property in a low-volume market
Probably not for
- Buyers who need a wide inventory to compare side by side at any given moment
- Buyers expecting a tight, predictable price band across the neighborhood
- Buyers who want to move immediately regardless of what is currently listed
The market around Sunset Point
Sunset Point 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 Sunset Point specifically. Momentum Research analysis of MLS records.
Sunset Point by the numbers
From county property records and closed MLS sales for the Sunset Point subdivision: 8 homes on record; built 2003–2015; typical size about 4,132 heated sq ft; 4.5 bedrooms is the median. Housing mix: single-family 100%.
| Year | Recorded sales | Median price |
|---|---|---|
| 2011 | 1 | $617,000 |
| 2015 | 1 | $494,135 |
| 2018 | 1 | $765,000 |
| 2019 | 1 | $985,000 |
| 2023 | 1 | $1,780,000 |
| 2026 | 1 | $1,625,000 |
Newest recorded sale: $1,625,000 on 2026-03-02.
Recorded data as of 2026-09-12; counts cover addresses tagged to this subdivision in the public record, not every parcel. Not an appraisal.
Housing distress & ownership in Sunset Point, 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 Sunset Point buying strategy.
If we were buying in Sunset Point 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 Sunset Point.
A small coastal pocket in Neptune Beach
Neptune Beach is one of the smaller beach municipalities in Duval County, and that scale shapes everything: fewer listings at any given moment, and more variance between one home and the next. In a market this tight, a single well-renovated property and a tired original one can sit close together and price nothing alike.
The practical takeaway is that averages mislead here. You buy or sell the specific house — its structure, its updates, its distance from the water and from daily conveniences — rather than a neighborhood number. That puts a premium on walking the actual comps rather than trusting a headline figure.
The location and the amenities are priced into every listing in Sunset Point. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a low-volume coastal pocket like Sunset Point, the difference between a good deal and a bad one comes down to reading each property on its own terms. As a Northeast Florida brokerage, we pull the live data as of your search date, walk the real comparables, and tell you plainly when a listing is priced to its condition and when it isn't.
Sunset Point 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 Sunset Point 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 Sunset Point sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Sunset Point, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Sunset Point home worth?
Get a no-obligation home value based on real comparable sales in Sunset Point, 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 Sunset Point 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 Sunset Point?
What share of Sunset Point is owner-occupied?
When were the homes in Sunset Point built?
Who is the best real estate agent for Sunset Point?
How do I find a top Neptune Beach real estate agent who knows Sunset Point?
Can Momentum Realty connect me with an agent for Sunset Point?
Should you buy in Sunset Point?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Housing stock & ownership | Florida DOR assessment roll (street-list match (1 streets, ZIP 32266)) |
| Under-contract shares | realMLS records, as of 2026-10-01 |
| Historical depth | Closed-sale records back to 2009 (8 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 →
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A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how Sunset Point fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
Explore more neighborhoods near Sunset Point Homes for Sale in Neptune Beach, FL with Momentum Realty’s local guides.
