Twelve Oaks
Homes for Sale in Neptune Beach, FL
All 28 homes for sale in Neptune Beach, FL · median $1,125,000 · 25 homes for sale in 32266 · Duval County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via realMLS
As of November 2026, the MLS records 27 closed sales in Twelve Oaks in Neptune Beach, FL since 2012, the most recent in August 2026. 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 $15,100 ($14,360 with the full homestead exemption).
Twelve Oaks in Neptune Beach is a condition-and-vintage story, not a floorplan story. With a housing stock spanning 1930 to 2024 and a median build year of 1982, what you pay here is driven less by square footage — the median sits right around 1,981 sq ft — and more by how much work a given home has already had done. Expect a wide spread between untouched originals and fully reworked properties, and price the gap in renovation dollars, not comps alone.
The ownership pattern here is telling: roughly 70% of homes carry a homestead exemption, which points to an owner-occupant core rather than a rental-heavy churn. For a seller, that means fewer distressed or investor-driven listings dragging on the comps. For a buyer, it means inventory moves on the strength of the individual home, so be ready to move on the right one and be honest with yourself about what the dated ones will cost to bring current.
Figures in this note are as of July 12, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Nearby homes for sale
No active listings inside Twelve Oaks 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
Twelve Oaks is a small, established Neptune Beach pocket of 269 homes where the era and condition of a given property matter far more than its size. This is a place to buy a specific house, not a spec-sheet.
realMLS (Northeast Florida) sales records identify 16 homes in Twelve Oaks that have changed hands since 2001, built between 1976 and 1978 (median 1977), with a median living area of about 1,790 sq ft and a typical 3-bedroom, 2-bath layout; 94% are single-family homes. 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 5 qualified sales in Twelve Oaks across 2024–2024, median $720,000 — 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.
Who Twelve Oaks is best for.
Best for
- Buyers comfortable evaluating older homes and budgeting realistically for updates
- Owner-occupants seeking a stable, established Neptune Beach location to hold long-term
- Renovation-minded buyers who can spot value in dated stock and price the work
Probably not for
- Buyers who want a newer, uniform build and assume every home is comparable
- Anyone needing a tight, predictable price band with no condition surprises
- Buyers wanting maximum square footage per dollar rather than location and character
The market around Twelve Oaks
Twelve Oaks 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, 4,343 homes are active and 1,482 pending (25% under contract).
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.
ZIP and county figures describe the wider market, not Twelve Oaks specifically. Momentum Research analysis of MLS records.
The Twelve Oaks buying strategy.
If we were buying in Twelve Oaks 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 Twelve Oaks.
A vintage spread, not a subdivision
The nearly century-wide year-built range is the single most important fact about Twelve Oaks. A median build year of 1982 tells you the center of gravity is older, but the presence of homes built as recently as 2024 means you will see teardown-and-rebuilds and heavy renovations sitting next to original mid-century stock. That variety is an opportunity if you know how to read a house, and a trap if you assume the neighbor's sale sets your price.
Living space clusters near 1,981 sq ft at the median, so this is not a market defined by sprawling square footage. The differentiators are systems age, roof, updates, and lot — the things that don't show up in a price-per-foot calculation. With 269 homes total, this is a compact enough footprint that individual sales carry real weight, and thin data means every listing deserves its own analysis rather than a blanket average.
The location and the amenities are priced into every listing in Twelve Oaks. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market this small and this varied, the number that matters is the one attached to the specific house in front of you — not the neighborhood average. We underwrite each Twelve Oaks property on its own vintage, condition, and update history, so buyers know what a renovation will actually cost and sellers know where their home truly sits in the spread. That is the difference between pricing a house and pricing a statistic.
Twelve Oaks in 15 seconds.
Tools for a Twelve Oaks 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 Twelve Oaks sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Twelve Oaks, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Twelve Oaks home worth?
Get a no-obligation home value based on real comparable sales in Twelve Oaks, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Housing distress & ownership in Twelve Oaks, 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.
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.
- Penman Road (4 homes on record)
Recent Developments in Twelve Oaks
Development, infrastructure, retail, and school activity affecting Twelve Oaks, 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 about 1 mile north of Twelve Oaks.
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 15 miles west of Twelve Oaks.
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 Twelve Oaks.
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 9 miles northwest of Twelve Oaks.
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 9 miles northwest of Twelve Oaks.
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 9 miles northwest of Twelve Oaks.
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.
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Frequently Asked Questions
How many homes are in Twelve Oaks?
What share of Twelve Oaks is owner-occupied?
When were the homes in Twelve Oaks built?
Who is the best real estate agent for Twelve Oaks?
How do I find a top Neptune Beach real estate agent who knows Twelve Oaks?
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Where is Twelve Oaks, and what county is it in?
How far is Twelve Oaks from downtown Jacksonville and the beach?
Should you buy in Twelve Oaks?
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) |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (2 streets, ZIP 32226/32266)) |
| Under-contract shares | realMLS records, as of 2026-11-12 |
| Historical depth | Closed-sale records back to 2012 (27 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 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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