Northeast Florida housing market, August 2026.

August 2026 was a flat year and a seasonal cooldown from the summer record. The median single-family sale across the six-county Northeast Florida (realMLS) region was $395,000, down 2.2% from July and essentially even with August 2025 (−0.2%), two months after June set the 25-year record at $419,700. Homes sold in a median of 35 days, four days slower than July but 4.5 days faster than a year ago, and 14.1% closed above list price against 10.7% last August. Volume thinned: 1,711 single-family closings, 5.4% fewer than August 2025, while sellers still received 99.0% of list.

The numbers, single-family

Source: Data provided by realMLS. Single Family Residence, six-county realMLS region (Duval, St. Johns, Clay, Nassau, Putnam, Baker). Figures independently computed by Momentum from 2,344 realMLS closed records for the month, cleaned for data-entry errors. Freshest-month counts revise upward as late closings record.

By property type

The attached segments outran single-family this month: condos closed at a median of $235,000, up 6.8% from a year ago and the most cash-driven segment at 56% cash; townhouses reached $280,147, up 7.3%, with 58% of townhouse closings newly built. Single-family stayed the largest and fastest segment at 35 days.

By county

Duval, half the region’s volume, held its median flat year over year at $315,000 and moved fastest at 33 days. St. Johns led on price ($500,000, +4.2%) with the highest cash share among the large counties; Clay rose 4.1%; Nassau (−4.0%) and Putnam (−3.3%) slipped on small monthly counts.

Contracts & inventory

We track the two under-contract states separately, because they mean different things. As of the pull, single-family listings stood at 6,074 active, 956 active-under-contract (contingent, still taking backups), and 1,649 pending (contingencies cleared, headed to closing). In realMLS practice a new contract is booked straight to Pending, so pending is the larger, firmer pool and active-under-contract is a smaller contingent bucket. New single-family contracts written in August (by contract date) totaled 1,315. Months of supply sits at 3.5, up from 2.9 in June as closings slowed and inventory held: balanced by the region’s standards, still short of a buyer’s market.

Financing & luxury

Single-family financing mix: Conventional 41%, Cash 22%, VA 19%, FHA 15%. Cash made up 22% of single-family purchases, the same share as August 2025. At the top end, 228 sales closed at $750K+, 128 at $1M+, and 36 at $2M+; the $750K-plus tier was 13% of single-family closings, in line with the past year.

25 years of context

August’s $395,000 median sits 6% below the June 2026 record and almost exactly where the region stood a year ago; the annual median has moved inside a $380,000 to $395,000 band since 2022 after doubling from $145,000 in 2011. The record goes back to 2001, when an August home sold for a median of $127,000 in 40 days. The mid-2000s bubble peaked around $244,000 in 2006, gave it all back to a $138,000 trough in January 2012 (when cash buyers were a third of the market), and the 2022 pandemic surge ran at 15 days on market with 47% of sales over list. At 35 days and 14% over list, August 2026 is a normal late-summer market by 25-year standards: firm prices, ordinary speed, no frenzy.