September 29, 2026
City boundaries: Atlantic Beach, Neptune Beach, Jacksonville Beach and Ponte Vedra Beach, Florida.
Analysis CSV
Answer First
The August 2026 data show why a single citywide percentage can mislead. Atlantic Beach's mid-tier ZHVI rose 2.0% year over year while its top-tier ZHVI was nearly flat at -0.2%. Jacksonville Beach showed a similar split, with +2.6% mid-tier and -0.1% top-tier. Neptune Beach moved more uniformly, at +6.7% mid-tier and +6.0% top-tier.
Metric definition
Zillow mid-tier ZHVI covers the 35th to 65th percentile; top-tier ZHVI covers the 65th to 95th percentile. Both are modeled value indexes, not sale-price medians.
What the data show
- Atlantic Beach and Jacksonville Beach had positive mid-tier changes but nearly flat top-tier changes.
- Neptune Beach showed the strongest year-over-year movement in both tiers among the four selected cities.
- Ponte Vedra Beach's top-tier one-year change, 4.7%, exceeded its mid-tier change, 1.5%.
- Tier divergence can reflect differences in the modeled housing stock. It does not identify the cause or predict a particular home's value.
Data table
| City | Mid-tier Aug. 2026 | Mid-tier YoY | Top-tier Aug. 2026 | Top-tier YoY |
|---|---|---|---|---|
| Ponte Vedra Beach | $821,628 | +1.5% | $1,849,617 | +4.7% |
| Atlantic Beach | $712,936 | +2.0% | $1,566,667 | -0.2% |
| Neptune Beach | $791,219 | +6.7% | $1,250,988 | +6.0% |
| Jacksonville Beach | $638,241 | +2.6% | $1,017,071 | -0.1% |
Methodology
- Matched identical city rows across Zillow's smoothed, seasonally adjusted mid-tier and top-tier ZHVI files.
- Compared August 2026 with August 2025 using unrounded values from each series.
- Kept each tier's provider definition intact; no attempt was made to translate either tier into a local luxury-price cutoff.
Limits
- Percentile tiers are defined separately within each city, so dollar levels should not be treated as identical property sets.
- The series cannot explain whether changes came from renovations, lot characteristics, location, property mix or other factors.
- This is a modeled stock comparison, not a matched repeat-sales study created by Curated Luxury Homes.
Sources and attribution
- Zillow Research Housing Data
Public CSV series downloaded September 29, 2026. Zillow requires clear attribution. Historical series can be revised in later releases.
Analysis by Curated Luxury Homes from the cited provider data. This is educational market context, not an appraisal, investment advice or a representation of a specific property's value.