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Duval County · Neptune Beach, FLNeptune Beach, FL property taxes. Values held. Know when to push back.
The typical home in Neptune Beach was worth about $759,000 in January 2026, up 1.0% from a year earlier. In a steady market, a petition works best for specific homes whose assessment ran ahead of what they'd sell for.
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What Neptune Beach home values did
Neptune Beach values rose 1.0% in the year to January 2026, reaching a new high. That's stronger than Duval County as a whole (-3.9%).
Since January, values have risen 4.3% through August 2026.
| Month | Typical value | vs. a year earlier |
|---|---|---|
| January 2021 | $515,000 | +13.4% |
| January 2022 | $634,000 | +23.3% |
| January 2023 | $722,000 | +13.9% |
| January 2024 | $727,000 | +0.7% |
| January 2025 | $751,000 | +3.3% |
| January 2026 | $759,000 | +1.0% |
| August 2026 (latest) | $791,000 | +4.3% since January |
January 2026 was the highest month since 2021.
What to check on your notice
The typical Neptune Beach home gained 1.0% in the year to January 2026. A notice that rose far more than that, or a value above what similar homes nearby actually sold for, is the usual starting point for a petition.
How Neptune Beach compares nearby
Among 5 Duval County places, Neptune Beach has the 5th largest drop from its peak and the 1st highest typical value. Statewide, its 1-year change ranks 526th of 549 Florida places, from weakest to strongest.
| Place | January 2026 | 1-year change | vs. peak |
|---|---|---|---|
| Jacksonville | $285,000 | -4.0% | -7.3% |
| Jacksonville Beach | $631,000 | -3.6% | -4.3% |
| Atlantic Beach | $697,000 | -4.1% | -4.3% |
| Neptune Beach | $759,000 | +1.0% | At peak |
| Baldwin | $209,000 | -2.6% | -5.1% |
Deadline and where to file
Neptune Beach values are set by the local property appraiser. File your VAB petition on or before the 25th day after the property appraiser mails the TRIM notice. TRIM notices go out in mid-August in most counties. Exemption, classification, and deferral disputes get 30 days.
Reading this in fall 2026? The 2026 window has closed: TRIM notices went out in mid-August and the 25-day petition deadline fell in September. A late petition is only accepted if the board finds good cause (extraordinary circumstances) before a hearing is scheduled. Your next realistic chance is 2027: values are set as of January 1, 2027, TRIM notices arrive around August 2027, and you then have 25 days from the mailing date printed on your notice. You can ask the property appraiser for an informal conference at any point, which does not replace the petition.
The Duval County guide covers the full Florida petition process: forms, fees, hearing levels and what happens next.
Building a Neptune Beach case
Averages explain why a case might work. The decision turns on evidence about one property. Neptune Beach is part of the Jacksonville metro, but your evidence should be local. Sales a few streets away usually beat sales across the metro.
- Bring comparable sales near January 1 of the assessment year, since Florida values are as of that date.
Get your Neptune Beach appeal report
Start with your address. Vulorean checks your assessment against recent comparable sales and builds a value report you can bring to your Florida petition. Eligible reports are free during launch; an account is required and local filing fees are separate.
Check my property and get a report →Vulorean was built for California first. Florida forms, deadlines and filing rules vary, so confirm them with your local office before filing. If something in your report looks wrong, email support@vulorean.com and we'll get it fixed.
Home values: Zillow Home Value Index (ZHVI), all homes, mid-tier, smoothed and seasonally adjusted, through August 2026, from Zillow Research. Rules: Florida Statutes 194.011, assessment notice and petitions, Florida Statutes 194.013, filing fees, Florida Statutes 194.032, VAB hearings timetable, Florida Statutes 194.171, circuit court deadline. Vulorean is an independent service, not a government office. Confirm dates and forms with your local office.