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