Q3 2026: Local Pulse Newsletter

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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!