Q3 2026: Local Pulse Newsletter

The End of Summer is Here

Hi friends,

If your AC bill this month made you gasp a little, you're not alone — we made it through another Florida summer (if your local did you catch the multi day heat index this week at 108 degrees?!) School's back in session as of August 10 (Duval and St. Johns families, I see you), the pumpkin-flavored everything is starting to sneak back onto shelves, and I wanted to catch you up on what's actually happening in our market and around town before we all pretend fall is coming.

In all seriousness, I do hope you and your family had a wonderful summer together. We kept it simple and fun, and soaked in those fun summer memories with lots of pool time, family time, late nights, adventures, and so on. I hope you did too! 

Here's the real talk on Northeast Florida real estate, plus a few things happening in Jacksonville and St. Augustine worth knowing about.

The Northeast Florida Market: What Are We Seeing?

Regionwide, the median sale price landed at $405,000 in July — down about 3% from June, with homes typically going under contract in 30 days. Active inventory sits at 7,165 listings, which works out to just under 4 months of supply.

Quick translation, because I know that last part sounds like real-estate-speak: “months of supply” means how long it would take to sell everything currently on the market at the pace homes are actually selling. Under 5 months still generally favors sellers; north of 6 tips toward buyers. At 3.9, we're not technically in a buyer's-market territory yet — but as sellers in this market, I would say- buyers have a lot of room. As a seller, you truly make it or break it with how you come on the market. What the home looks and feels like, where you price, and the overall condition. I have still seen some multiple offers when the sellers get it right, and I have seen significant price drops quickly and overtime when they get it wrong. In this market, creating urgency is the way to win NOT attempting to “price it high” to leave room for negotiation or planning to just make adjustments later. When you price right, and buyers walk in to a home that has been cared for, clean, and they don’t create a long list of To Do’s before even moving in, they feel the need to act quick in all aspects, quick to write an offer, quick to make a strong offer, and quick to get it executed before someone else does! If you are considering selling, I truly cannot stress enough the prepping and positioning when coming on market.

I am truly grateful to have already helped nearly 20 families this year while actively managing just over 150 rental doors as well!

How is the rental market doing, you may ask?
2026 has definitely proved to be stronger than 2025. Last year we saw rents continue dropping due to the increased rental inventory in our market. This year, rentals move much quicker, and we have even seen price increases in some areas, which were also steadily coming down.

Here's how that breaks down county by county:

• Duval County: Average Price: $335k, Days on Market: 28, Months of Supply: 3.9

• Clay County: Average Price: $360k, Days on Market: 29 days, Months of Supply: 4.2

• St. Johns County: Average Price: $589k, Days on Market: 29, Months of Supply: 3.3

• Nassau County: Average Price: $451k, Days on Market: 56 days, Months of Supply: 5.3

• Baker County: Average Price: $350k, Days on Market: 38, Months of Supply: 5.5

Duval and Clay stayed close to steady, with homes moving in under a month. St. Johns is still the priciest county in the region by a wide margin, and inventory there is tighter, so well-priced homes are still seeing some competition. Nassau saw the biggest pullback in price this month and homes are sitting noticeably longer, which is worth a conversation if you've had your eye on that area. Baker is a small market — only 15 homes closed in July, so any single month bounces around on numbers this small — but the median price is up almost 3% and it's still one of the more affordable counties in the group.

What’s Happening Around Town

Downtown Jacksonville keeps building. Met Park Marina just opened on the riverfront near EverBank Stadium, adding new boat slips and downtown water access — one more piece of the riverfront finally coming back to life.

St. Augustine is already thinking about the holidays. Nights of Lights is confirmed for November 21 through January 18 — free to attend, though the crowds are very real, so plan ahead if you've got out-of-town family visiting. If you want live music sooner, Jackson Dean plays Concerts for a Cause on September 26.

Football households, heads up. EverBank Stadium capacity is down this season while the Stadium of the Future renovation continues, and the Jaguars play two games in London this year to help make room for construction. Plan your tailgate accordingly.

Jacksonville Amphitheatre: a new entertainment spot is coming! On Jacksonvilles westside, a home for concerts, festivals and major entertainment has broken ground and underway on an 82+ acre campus!

Let’s Connect!

Whether you're thinking about buying, selling, or just nosy about what your neighbor's house sold for (no judgment — I love that question too), I'm always happy to talk through it. I am constantly studying the market and nerd out on data. I value learning so I can help YOU the best I can. I do not make the data in the market; My job is to only help you understand it, so together, we can accomplish your goals! Did you know over 70% of Real Estate Agents did not sell a single home last year? If you are considering selling (or buying) you need to make sure your agent KNOWS the market. It's vital to your success! 

I would love to hear from you, and what your family did this summer or any fun fall plans!

Making the Right Choice for a Partner in Your Real Estate Journey Is Critical

Choosing a real estate agent is one of the most significant financial decisions you will ever make. You need more than just a salesperson; you need a seasoned advisor, a proven negotiator and a leader in the industry. With over a decade of dedicated service at Navy to Navy Homes, I offer a level of expertise and commitment that consistently places me among the top professionals in the country.

Here’s a few highlights from my experience with a little detail on why my background and experience make me the right partner for your next move:

1. Nationally Recognized Excellence

In 2021, I was honored as a NAR 30 Under 30 recipient, a prestigious national recognition that highlights the top young real estate professionals in the United States. Locally, my peers and community have recognized my dedication with awards such as:

• Realtor of the Year (2023)

• Property Manager of the Year (2021)

• Realty Builder Magazine’s 40 Under 40 (2018)

2. A Proven Track Record of Success

Results speak louder than words. Over the last several years, I have maintained a high volume of production, successfully navigating a wide variety of market conditions.

• 2020–2021: Closed over $32 million in volume across 108 units.

• 2022–2025: Maintained steady performance, averaging over $15 million in annual sales. This consistent production means I have the hands-on experience to handle complex transactions and the local market knowledge to price your home accurately.

3. Advanced Certifications for Your Advantage

While many agents stop after getting their license, I have pursued rigorous education to ensure I can provide my clients with every possible advantage. My designations include:

• Broker Associate: A higher level of licensing that demonstrates a deeper understanding of real estate law and ethics.

• Certified Residential Specialist (CRS): Held by only a small percentage of Realtors, this is the highest credential awarded to residential sales agents.

• Military Relocation Professional (MRP): Specializing in the unique needs of our service members and veterans.

• ABR & SRS: Accredited Buyer’s Representative and Seller Representative Specialist designations, ensuring expert representation whether you are buying or selling.

4. Leadership and Industry Influence

I don’t just follow industry trends; I help shape them. My extensive involvement with the Northeast Florida Association of REALTORS (NEFAR) and Florida Realtors keeps me at the forefront of legislative changes and market shifts.

• Current Grievance Committee Chair (2026): I am trusted to uphold the highest ethical standards in our industry.

• Florida Board of Director (2023–2026): Representing the interests of homeowners at the state level.

• Education Task Force Chair (2023): Committed to professional development and raising the bar for real estate services.

When you hire me, you aren't just getting an agent; you are getting a Broker Associate with a comprehensive Bachelor’s degree in psychology, combining a data-driven approach with a deep understanding of the human element in every transaction.

Whether you are a first-time buyer, a seasoned investor, or a military family on the move, I have the tools, the experience and the passion to get you home.

Contact me today – I’d love to learn more about your real estate questions and dreams, and how we can make those dreams a reality together.

Looking at the Northeast Florida Real Estate Market: 2024 vs. 2025

Market Correction + Recalibration: The Northeast Florida Real Estate Market 2024 v. 2025

The Northeast Florida housing market, encompassing Jacksonville, St. Johns, Clay, and Nassau counties, has undergone a fundamental shift. While 2024 was defined by cautious buyers waiting for rates to fall and sellers adjusting to rising inventory, 2025 was characterized by a significant transition toward a more balanced, buyer-friendly environment.

Here are the key differences shaping the market today:

1. Inventory: From Scares to Surging

In 2024, the Northeast Florida market saw a modest increase in inventory levels from 2023, seeing an average of 3-4 months of supply. This still gave sellers some leverage, especially in popular suburbs like St. Johns. 

Shifting to 2025, there has been a significant inventory surge in many counties, which now consistently hold an average of 4.5-5.5 months of supply. This has sparked what's called a "buyers advantage," meaning buyers currently have more choice/options.

The Big Change: In 2024, the market felt tight. By 2025, active listings have grown substantially, driven by continued new construction and fewer homes selling immediately. This surplus is the single largest shift, giving buyers the power of choice.

2. Pricing: From Flat Appreciation to Stabilization

In 2024, median home prices remained relatively flat or saw modest annual growth. Price reductions were present, but often small and very infrequent. 

Shifting to 2025, median home prices are holding steady or experiencing slight year-over-year dips in a few submarkets. A higher percentage of listings now feature price reductions, an indicator of buyer leverage.

The Big Change: While there is no "crash," 2025 prices are less aggressive. Sellers must be strategic and precise with their initial list price to avoid costly price cuts and prolonged market time.

3. Days on the Market: The Negotiation Window Opens

In 2024, the median days on market (DOM) steadily rose, averaging between 30-45 days. In this space, sellers still often resisted contingencies and concessions.

Shifting to 2025, the median DOM has consistently sat at 45-65+ days, largely depending on the county and price point. Buyers are now negotiating, frequently requesting contingencies, repairs and seller concessions for closing costs or rate buydowns.

The Big Change: The lengthening time on market means negotiation is back. In 2024, buyers had little choice but to accept "as-is" offers. In 2025, well-priced homes still sell, but houses sitting for over 60 days are ripe for strong buyer negotiations. 

So who wins in 2025 and into early 2026?

The transition from 2024 to 2025 can best be described as a move from a seller-leaning market to a more balanced market (or soft buyer's market).

• For Buyers: 2025 is the better year. You have more homes to choose from, less competition, and increased power to negotiate on price and terms.

• For Sellers: Success in 2025 hinges on correct pricing and professional presentation. Overpricing means your home will sit while others sell.

The Northeast Florida real estate market is maturing, requiring both buyers and sellers to adopt smarter, more data-driven strategies than ever before.

Interested in learning more about our market and discussing what might be the right move for you and your family? Reach out! I'd love to chat over email, text, a phone call or a coffee meeting!

What's the true value of using a Realtor?

The True Value of a Real Estate Agent: Your Market Sherpa

The real estate landscape in Northeast Florida is undergoing a significant change. Specifically in Jacksonville, FL, the real estate market is buzzing! With its attractive lifestyle, growing job market, and diverse neighborhoods, it's no surprise that demand remains high. 

After years of frenzied competition, the market is recalibrating. While this shift brings new opportunities, it also introduces complexity.

Whether you're buying or selling, navigating this dynamic landscape on your own can be a daunting task. This is where partnering with a knowledgeable, skilled local real estate agent becomes not just helpful, but essential. A licensed real estate agent gives you the strategic advantage needed to navigate transitioning conditions.

For Sellers: Precision Pricing is Paramount

The days of "list high and wait" are over. With increasing inventory and properties staying on the market longer (trending toward 60+ days in some areas), a skilled agent provides crucial value:

• Data-Driven Pricing: Your agent will conduct a deep comparative market analysis (CMA) that looks beyond simple city averages. They know which neighborhoods are cooling and which are still appreciating (like certain parts of St. Johns County), ensuring your home is precisely priced to quickly sell and for maximum value in this new, more balanced environment.

• Strategic Marketing: With more competition, professional presentation is non-negotiable. An agent handles high-quality photography, virtual tours and targeted digital marketing to ensure your listing captures the attention of the right pool of buyers.

• Negotiating Concessions: Buyers, feeling their leverage increase, are now frequently requesting seller concessions for closing costs or rate buydowns. Your agent is the expert negotiator who can manage these demands, protecting your equity while keeping the deal on track.

For Buyers: Your Guide to Negotiation and Opportunity

Increased inventory and slower sales mean buyers finally have breathing room. However, this is not a one-size-fits-all "buyer's market." You need a professional to capitalize on the new dynamics:

• Unlocking Negotiating Power: With many homes selling for below list price, your agent knows how to use the "days on market" statistic as leverage. They understand when to push for concessions, a better price, or more favorable contract terms—strategies that were virtually impossible just a year or two ago.

• Navigating Inventory: Northeast Florida is diverse. Your agent can quickly identify hidden gems and advise you on the specific local trends (like flood risk or proximity to new developments) that online data won't reveal, ensuring you buy the right home at the right price.

• Expert Vetting of New Construction: With builders offering major incentives to move inventory, an agent can help you compare builder concessions (like rate buydowns vs. closing cost credits) and ensure you have proper representation when dealing with a builder's sales team.

So what's the skinny? The Northeast Florida real estate market is normalizing, moving toward a balanced, pre-pandemic environment. This shift demands a more sophisticated approach from both buyers and sellers. An experienced local agent is your indispensable advisor, turning market volatility into your competitive edge.

If you're intrigued by this post, have questions about the value of an agent or want to pick my brain about what this market means specifically for you and your family, please reach out! I'd love to text, email, hop on the phone or grab coffee to hear more about how we can be a strong team to achieve your dreams!

Q4 2025: Local Pulse Newsletter

Happy Fall, y’all!

Hi Everyone!

I hope as your summer has been winding down and we step into some Fall-ish weather (we hope), you have had some wonderful time with your family — maybe some fun trips, slow days, and enjoying all that summer brings. 

The Jacksonville area ended its summer with a bang - IT WAS HOT! A huge heat wave came through at the tail end of our summer, making daily temps with heat index over 104! Those with pools thoroughly enjoyed them I am sure, and many beach days!

What the heck is going on with the real estate market in Northeast Florida?

It has definitely been a bit of a unique summer market in our area. I have had listings sell quickly close to asking, some over asking. I have had amazing homes, perfectly presented, well priced when looking at the data, sitting, many, sometimes for close to 5 and 6 months.

With more and more homes coming on the market, the three characteristics of Condition, Availability, + Price have never been more important! Looking at sold listings when pricing the home, especially ones greater than 90 days, can be doing you a true disservice as data is changing FAST. Homes active and pending are going to be your best guide in where you should position yourself in this market.

If a buyer sees a home and they KNOW it is too high, their first thought is not to “low ball” or "negotiate" they quickly believe the seller is unrealistic or unreasonable and likely WON’T negotiate so they pass right on by to another listing- as there are many to choose from right now. Pricing RIGHT in return likely helps you net more as your home typically sells faster, so less carrying costs and a quicker sale.

Many areas are seeing price dips in our area as inventory sits around them, sellers make adjustments to try to make their home the chosen one for buyers. Most of these areas are the ones surrounded by New Construction, as believe it or not, nationally, we are still in a home inventory deficit, so builders are building! Additionally, due to the huge demand from 2020-2022, builders have so many spec homes slated + with deeper pockets, they are able to offer crazy incentives to prospective buyers which in a market that is still holding strong to higher rates, and relatively higher prices still is VERY appealing to buyers, especially first time home buyers! Many of my clients lately have locked in with 3-4% interest rates and upwards of $20,000+ “flex” money from builders which ultimately keeps thousands of dollars in their pockets and makes the home purchase more affordable. Of course, new construction is not for everyone but it can be a real winner for some! 

If you have been contemplating selling, the one thing I am being really honest with sellers is.. Patience! It is never too early to start prepping, chatting with me, creating a game plan, and getting the home listed. I openly tell sellers right now to plan for 90 days but hope for less, but also it could be slightly more! Believe it or not, 11% of homes last month STILL sold for OVER asking in this market!

I’m so incredibly grateful I have helped almost 30 families this year!

• 2,730 new listings

• 1,804 homes went under contract

• Average time on market across all of NEW Florida is 44 days, up from both this time last year and comparing year over year, but still showing strong demand but again this is an AVERAGE! 

What about Rates?!

Well, 2024 we were pulled along about eventually lowering rates, then promised drops for 2025, and here we are in the beginning of Q4, we have had very little adjustments.

Yes, rates are lower than where we started, but not by a ton. The Federal Reserve did meet at the later part of Q3 and we have seen some slight adjustments since then and they have referred to additional cuts perhaps in 2026…My Take? I think we could see a slight cut, but to be frank, I do not think we can see a large cut as then all these buyers waiting out a “cash,” “rate drop” or for affordability — will then JUMP causing prices to rocket up again… The percentage of millennials that currently own a home is at the lowest rate it’s been in years. 

Again this is why new construction has been the winner for so many, because they can afford to credit buyers for points, to buy the rate down which makes higher priced homes affordable and make buyers payments affordable which they need to get their foot in the door, to being a homeowner and building wealth. 

Happenings in our City!

If you are local to Jax and wanting to take advantage of some Fall Activities:

• Connors Amazing Acres

  • Corn maze, pumpkin fun and fall festival

• Mandarin United Methodist Pumpkin Patch

  • Free to enter, pick your pumpkin and take a photo!

• Sykes Family Farm (our family's favorite!)

  • 9 acre corn maze, hay rides, music, food, jump houses, games, pumpkins, and more! Typically only open weekends for limited time October- November

• Amazing Grace Family Farms (Green Cove Springs)

  • Fall festival, corn maze, photo ops

• Conagree and Penn

  • Pumpkin patch, food + drinks, animals to see, and a nightly farm tour ride

Other Jax News Development

The continuing growth and redevelopment of our downtown is in process!

Currently in the prevailing permit stage, in the Pearl Square area, a robust 15 story apartment tower, to include a grocery level, retail, pharmacy, mixe duse retail, and a parking garage, Currently reviewing purchasing three parcels and making this become a realty.
Jacksonville currently has approx. 7,600 people living in downtown.

The hope with these continued renovations to the downtown area+ redoing the Jaguar stadium and beyond, that by 2026 there will be 10,000 and by 2030, there will be a population of 13,000 to 15,000 people.

As always, if you are considering a move — purchasing in the Jacksonville area or selling, I am always here to support you in your real estate goals and needs! 

It’s never too early to start planning for your 2026 moves or changes. I am always here to help!