Q4 2025: Local Pulse Newsletter

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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!