Glossary · Market Metrics

Months of Supply

Florida Real Estate Glossary entry. Definition, examples, and how this term applies to NE Florida transactions.

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Definition
Months of supply measures how long current housing inventory would take to sell at the current pace of sales. Calculated as active listings divided by trailing 30-day sales pace. Under 4 months favors sellers (low inventory, fast sales). 4-6 months is balanced. Over 6 months favors buyers (excess inventory, slower sales). Jacksonville's current 5.2 places it in the balanced-to-buyer range.

How it's calculated

Months of supply = (number of active listings) divided by (number of homes sold in the prior 30 days). If a market has 8,950 active listings and roughly 1,720 closed sales in the prior 30 days, months of supply equals 5.2. The metric estimates how long it would take to sell all current inventory if no new homes were listed and the current sales pace continued.

What different levels mean

Under 4 months of supply: seller's market. Limited inventory, faster sales, sellers have negotiating leverage. Prices typically rising or stable. 4-6 months: balanced market. Neither buyers nor sellers have structural advantage. Prices generally stable. Over 6 months: buyer's market. Excess inventory relative to demand, slower sales, buyers have negotiating leverage. Prices typically flat or declining.

Jacksonville's current level

Jacksonville's months of supply was 5.2 as of May 2026, calculated from approximately 8,950 active listings and trailing 30-day sales pace. This represents balanced-to-mild-buyer territory. For context, Jacksonville's months of supply at the 2022 peak (when inventory bottomed) was approximately 1.4 — a textbook seller's market. The shift from 1.4 to 5.2 over four years is among the largest absolute inventory shifts in any U.S. metro during that period.

Variation by price band

Months of supply varies substantially by price band within any metro. In Jacksonville: sub-$300K is approximately 3.2 months (still seller-favorable). The $300K-$450K range is 4.8 months (balanced). The $450K-$700K range is 5.6 months (slightly buyer-favorable). The $700K-$1M range is 7.1 months (buyer's market). Over $1M is 8.5+ months (strong buyer's market). The same metro-wide median can disguise dramatically different submarket dynamics.

Variation by submarket

Within Jacksonville, months of supply varies significantly by submarket. Mandarin and Fleming Island typically run lower (3.8-4.5 months in 2026), reflecting steady family-buyer demand. Ponte Vedra is the highest in the metro (7.8 months), reflecting the larger luxury segment with longer absorption. The Beaches submarkets (Jax Beach, Atlantic Beach, Neptune Beach) range 5.8-6.5 months. Generic 'is Jacksonville a buyer's or seller's market' questions can't be answered without specifying the submarket and price range.

Common questions.

What is a healthy months of supply for housing?
Conventional analysis treats 4-6 months as a balanced market — neither buyer nor seller has structural advantage. Under 4 months favors sellers. Over 6 months favors buyers. These thresholds are guidelines rather than strict rules, and individual markets can deviate based on local conditions.
Is Jacksonville currently a buyer's or seller's market?
Mixed. Jacksonville's metro-wide months of supply at 5.2 is balanced-to-buyer territory, but this varies dramatically by submarket and price band. Sub-$300K inventory remains tighter (3.2 months — seller-favorable). $700K+ inventory has rebuilt substantially (7-8+ months — buyer-favorable). Always evaluate the specific submarket and price band that matches the property you're considering.
How does months of supply differ from days on market?
Months of supply measures the inventory-to-sales ratio. Days on market measures how long individual homes sit before going under contract. Both indicate market dynamics but capture different aspects. A market can have high months of supply (lots of inventory) but low days on market (well-priced homes selling quickly) — this typically means inventory is mispriced rather than unwanted.
Has Jacksonville inventory grown?
Substantially. Jacksonville's months of supply grew from approximately 1.4 at the 2022 trough to approximately 5.2 in May 2026 — a 3.7x increase over four years. Active listings grew from approximately 2,840 to approximately 8,950 over the same period. The shift is among the largest inventory rebuilds of any U.S. metro during the period.
Where is the strongest buyer's market in NE Florida?
Ponte Vedra has the highest months of supply at 7.8, followed by Nocatee at 6.5 and Jacksonville Beach at 6.2. Higher-priced and master-planned-community-heavy submarkets have built up the most inventory and offer the strongest buyer leverage. Sub-$300K Jacksonville inventory remains the tightest segment with 3.2 months of supply.
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