Jacksonville price reductions tracker.
What percentage of active listings have taken a price cut, how much they cut, and how long they sat before cutting. The honest view of who's still adjusting to the new market.
Who's reducing prices in Jacksonville?
Roughly one-third of active Jacksonville-area listings have taken at least one price reduction since they hit the market. That's elevated from the 12-18% range we saw in 2021-2022 but consistent with a more normalized market where buyer leverage has returned.
The pattern is fairly consistent: sellers who price within 2% of the actual market value rarely need to reduce. Sellers who anchor to peak comps and list 5-10% over market usually cut once, often around the six-week mark. A smaller subset cut multiple times and still sit on the market past 90 days.
Where price reductions are most common: luxury inventory ($1M+) and entry-level homes that need significant work. Both segments have buyer pools that are more price-sensitive than the broad mid-market.
| Price Band | % with Reductions | Avg. Reduction | Median DOM Before Cut |
|---|---|---|---|
| Under $250K | 27% | 3.1% | 38 days |
| $250K - $350K | 24% | 2.8% | 45 days |
| $350K - $500K | 29% | 3.6% | 44 days |
| $500K - $750K | 33% | 4.5% | 41 days |
| $750K - $1M | 38% | 5.2% | 39 days |
| $1M - $2M | 44% | 6.1% | 36 days |
| $2M+ | 51% | 7.8% | 33 days |
% with reductions = active listings that have taken at least one price cut, divided by total active. DOM before cut = days the listing sat at the original price before the first reduction.
Reduction patterns by county.
The geography of price reductions tells you where buyer leverage has built up most. Counties and pockets with heavier reduction activity are generally where pricing got most aggressive in 2022-2023 and is now correcting.
St. Johns County has the lowest reduction rate, driven by strong relocation demand and the new-construction premium. Clay and Putnam see the most reductions, partly a function of inventory mix (more rural and entry-level homes) and partly because sellers there often start with the most optimistic pricing.
| County | % Listings with Cuts | Avg. Reduction Size | Notable Pattern |
|---|---|---|---|
| St. Johns | 24% | 3.4% | Lowest reduction rate; relocation demand |
| Duval (urban core) | 29% | 3.9% | Historic neighborhoods most stable |
| Duval (suburban) | 32% | 4.1% | Mandarin & Southside near metro avg |
| Clay | 37% | 4.8% | Higher reduction rate, more rural inventory |
| Nassau | 33% | 4.3% | Amelia Island luxury skews the average |
| Putnam | 41% | 5.6% | Smallest market, most variable |
Active listing data, MLS pull May 17, 2026. "Avg. Reduction Size" is the percentage cut from original list price among listings that took a reduction.
Sellers: if you've sat 45+ days with showings but no offers, the market is telling you something. A 3-5% reduction at the 6-week mark is far better than a 10% reduction at the 90-day mark, because that 90-day-old listing now carries the stigma of being "stale" — even buyers who would have paid full price three weeks ago will assume there's something wrong with it.
Reduction activity tracked across all active and recently-expired single-family listings in the NEFAR MLS service area. We exclude listings withdrawn and relisted at a new price (those are tracked separately). "Avg. reduction size" is the percentage cut from the original list price, averaged across listings that took at least one reduction.
Primary sources: NEFAR RealMLS · Momentum Realty MLS analysis · Active and recently-sold transaction data. Data accuracy reflects Momentum Realty's best available information as of the last update date. Specific values for individual properties, communities, or transactions may differ.
Important: Information on this page is for general informational purposes only and is not financial, legal, tax, or insurance advice. Always consult a licensed professional for guidance specific to your situation.
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Last updated: Q2 2026 (May). Next refresh: Q3 2026 (August).