Is Now a Good Time to Buy or Sell in Jacksonville and St. Johns County?

Yes, if you're selling a well-priced home in Duval County, where the median price held flat at $335,000 in August and homes are moving in a median of just 25 days. It's a tougher call in St. Johns County, where the median fell 2.7% to $573,250 and days on market jumped to 40. Mortgage rates, meanwhile, just climbed for a third straight week to 6.76%, so buyers waiting for a rate rescue before making a move should stop waiting and start shopping.

I'm CC Underwood, working with buyers and sellers across Jacksonville and St. Johns County, FL, and here's my honest read on where things actually stand heading into fall.

What does August's data actually show?

Northeast Florida's six-county median price fell 1.6% to $397,420 in August, with homes spending a median of 31 days on the market, according to the Northeast Florida Association of Realtors. Closed sales dropped 10.7% from July to 1,696, while active inventory sat at 6,103 homes, a 3.6-month supply. NEFAR President Kim Knapp put it plainly: buyers have more choice and can be more selective, while sellers need more patience and flexibility than they did a year or two ago. That's the regional headline. The county-by-county picture is where it actually matters for your decision.

Is it a good time to sell in Duval County?

Yes, if your home is priced and presented well. Duval County's median price held exactly flat at $335,000 in August, and homes are selling in a median of just 25 days, faster than July's pace. The county recorded 887 closed sales against 965 pending sales, meaning there's more in the pipeline than what already closed, a sign of continued buyer engagement. Active inventory is a 3.4-month supply, still well under the 6-month mark that defines a balanced market, and the Home Affordability Index climbed to 86, meaning a median-income Duval County buyer is close to qualifying for a median-priced home. That combination, fast sales pace plus reasonable affordability, still favors sellers who don't overprice.

Is it a good time to sell in St. Johns County?

It's more mixed, and I'll be straight about it. St. Johns County's median price fell 2.7% to $573,250 in August, and days on market jumped to 40 from July's 33. Active inventory is a 3.5-month supply, similar to Duval's, but the Home Affordability Index sits at just 78.5, the second-lowest in the region behind Nassau County. That means fewer local buyers can actually qualify at the county's price point without financial stretch. If you're selling in St. Johns County right now, the fastest path to a good outcome is pricing to where the market is today, not where it was six months ago. Overpricing in this environment gets you the 40-day wait and then a price cut anyway.

Is it a good time to buy right now?

For buyers, genuinely yes, and mortgage rates are the argument for not waiting. Freddie Mac's 30-year fixed rate averaged 6.76% for the week of September 10, its third consecutive weekly increase, up from 6.66% in late August. Daily retail rates are running even higher, close to 6.9% to 7% according to Zillow and NerdWallet, as Middle East-driven volatility pushes Treasury yields around. The Mortgage Bankers Association still expects rates to hold in the 6.6% to 6.7% range through the rest of 2026, which means today's rate isn't obviously about to drop. Combine that with inventory that's meaningfully higher than a year ago and sellers who are more willing to negotiate, and buyers have real leverage they didn't have in 2021 or 2022. Waiting for both lower prices and lower rates at the same time is a bet, not a strategy.

Which county gives buyers the most for their money right now?

Clay County, by the numbers. Its Home Affordability Index of 87 is the highest in the region, and its median price rose only modestly to $369,000. Duval County is close behind with an 86 affordability score at a lower $335,000 median. St. Johns County remains the most expensive county in the region by a wide margin, and its 78.5 affordability score reflects that. If budget flexibility matters more to you than being inside St. Johns County specifically, Clay and Duval are where your dollar currently stretches furthest.

What should I actually do this fall?

If you're a seller in Duval County with a home that shows well, list now while days on market are still fast and affordability is working in your favor. If you're a seller in St. Johns County, price conservatively from day one rather than testing the market high and adjusting later. If you're a buyer anywhere in the region, don't wait for a rate drop that current forecasts don't support, use this fall's higher inventory and increased seller flexibility to negotiate on price, closing costs, or repairs instead. The market isn't dramatic in either direction right now. It rewards people who make a decision based on the data in front of them instead of the market they remember from a few years ago.

FAQ

What was the median home price in Duval County in August 2026? $335,000, unchanged from July 2026, according to the Northeast Florida Association of Realtors.

What was the median home price in St. Johns County in August 2026? $573,250, a 2.7% decrease from July's $589,030, according to NEFAR. St. Johns County remains the most expensive county in the Northeast Florida region.

How fast are homes selling in Duval County right now? A median of 25 days on market in August 2026, faster than July's pace, per NEFAR data.

How fast are homes selling in St. Johns County right now? A median of 40 days on market in August 2026, up from 33 days in July, per NEFAR data.

What is the current 30-year mortgage rate? 6.76% as of Freddie Mac's weekly survey for the week ending September 10, 2026, the third consecutive weekly increase. Daily retail rates from other sources were running closer to 6.9% to 7%.

Is Northeast Florida a buyer's market or a seller's market this fall? It varies by county. Duval County still leans toward sellers, with fast sales and strong affordability. St. Johns County has shifted more toward buyers, with slower sales and lower affordability. Regionally, the six-county area has 3.6 months of supply, still under the 6-month balanced-market threshold.

Which Northeast Florida county is most affordable right now? Clay County, with a Home Affordability Index of 87, the highest in the region, and a median home price of $369,000.

Should I wait for mortgage rates to drop before buying? Current forecasts from the Mortgage Bankers Association expect rates to hold in the 6.6% to 6.7% range through the rest of 2026, and rates have actually risen for three straight weeks as of mid-September. Waiting for a significant drop isn't well supported by current data.

CC Underwood, Selling with CC | Real Broker, LLC | Jacksonville & St. Johns County, FL | 904-304-7005 | CC@sellingwithcc.com