September 2026 Market Update

NORTHEAST FLORIDA MARKET UPDATE: WHAT THE LATEST NUMBERS MEAN FOR YOUR NEXT MOVE

Real estate decisions are major milestones, and navigating them shouldn’t come with guesswork, stress, or sales fluff. Whether you are planning to sell your home or looking to plant roots somewhere across Northeast Florida, getting a grounded, honest look at the latest numbers is the best way to move forward with confidence.

Here is a clear look at where our local single-family housing market stands, based on the latest realMLS market data.

The Key Numbers at a Glance

3 Straightforward Takeaways from the Data

1. Prices Remain Resilient, Hovering Right at the $400K Mark

The median sales price settled at $399,900, representing a modest 1.6% dip from the previous month while holding flat to slightly positive (+0.2%) compared to this time last year. Northeast Florida home values are standing on solid ground, avoiding extreme price swings and giving both buyers and sellers a predictable baseline to work from.

2. Inventory Has Expanded Significantly Over Last Year

With 6,047 active single-family homes on the market, active inventory is 29. 1% higher than it was last August. This keeps our supply steady at 3.6 months.

While that remains within balanced-to-seller territory historically, the expanded choice means buyers have room to breathe, compare properties, and make thoughtful decisions rather than rushing into sight-unseen bids.

3. The Shift in Terms: 48. 1% of Sales Include Seller Concessions

Perhaps the most telling figure in the market today isn't just the price tag—it’s how transactions are structured:

• 48.1% of all closed sales now include a seller concession.
• Sellers are averaging 97.8% of list price received, while homes take a median of 31 days to go under contract.
• Only 12.9% of properties sold over asking price.

What does this tell us? Buyers and sellers are actively negotiating at the deal table. Instead of dramatic price reductions, transactions are getting across the finish line through closing cost assistance, rate buydowns, and repair allowances.

What This Means for You

If You Are Planning to Sell:

• Accurate pricing from day one is essential: With buyers having more options, overpricing leads to stagnation.
• Preparation and marketing drive top dollar: In a market where days on market are ticking up slightly to 31 days, tailored staging, high-definition media, and strategic presentation make all the difference.
• Expect concession requests: Factoring seller credits into your net proceeds calculations from the start allows you to negotiate strategically rather than reactively.

If You Are Looking to Buy:

• You have real leverage at the table: With nearly half of all sellers offering concessions and 3.6 months of inventory available, you have room to request help with closing costs or permanent mortgage rate buydowns.
• More selection, less frenzy: You don't have to navigate hyper-competitive bidding wars on most homes, giving you time for thorough home inspections and diligence.

Have Questions About Your Neighborhood?

Real estate is inherently hyper-local. Market dynamics in coastal communities often look very different from suburban enclaves or established urban neighborhoods.

If you are curious about what your specific home is worth today, or want to map out a clear plan for your next move, reach out anytime. We’re always here to sit down, look at the numbers, and help you make the right call for your future.