The Jacksonville housing market in 2026.
Where prices are, where inventory sits, who has leverage, and what to expect for the rest of the year. Real numbers from the NEFAR MLS, no spin. Updated quarterly.
The state of Jacksonville real estate in 2026.
Jacksonville's housing market entered 2026 in a fundamentally different posture than 2022. Inventory has rebuilt from historic lows, days on market have stretched, price growth has flattened, and buyer leverage has returned in meaningful pockets — particularly above $500K and in new construction.
What hasn't changed: Jacksonville remains one of the most affordable major Florida metros, NE Florida population growth continues, and the underlying demographics that drove the 2020-2022 boom (relocation from higher-cost states, retiree migration, military presence) are still in place.
The macro picture for 2026: we're in a balanced-to-buyer's market across most of the metro, with seller-leverage segments persisting in entry-level inventory, Beaches, and specific high-demand neighborhoods. Mortgage rates remain elevated vs. 2020-2021, which keeps a lid on rapid price growth — but doesn't seem to be triggering meaningful price declines either.
| Metric | May 2026 | May 2025 | May 2022 (peak) |
|---|---|---|---|
| Median Sale Price | $382,000 | $378,000 | $365,000 |
| Months of Supply | 5.2 | 3.8 | 1.4 |
| Active Listings | 8,950 | 6,425 | 2,840 |
| Days on Market (median) | 72 | 58 | 21 |
| Sold-to-List Ratio | 96.73% | 98.1% | 102.4% |
| YoY Price Change | +1.1% | +3.6% | +18.2% |
| Pending Sales | 2,650 | 2,810 | 3,420 |
All figures from NEFAR RealMLS Summary Statistics. Market dynamics vary significantly by submarket and price band — see the data-page links below for granular detail.
What this means for buyers and sellers.
For buyers: 2026 is the most favorable buying environment in NE Florida since 2019. You have inventory to choose from, you have negotiating room on price and concessions, and you have leverage on inspections and repairs. The trade-off is mortgage rates roughly 3 percentage points higher than the 2021 trough. The buy decision in 2026 depends on whether you'd rather buy at lower prices with higher rates (today) or wait and hope for lower rates with potentially competitive bidding (later).
For sellers: The market still works for well-priced, well-marketed homes. The market does NOT work for anchored-to-2022-comp pricing. Reduction rates are up across every submarket — 31% of Jacksonville-area listings have cut prices at least once. Sellers who price right and present right still sell. Sellers who anchor optimistic sit on the market for months.
For investors: Cap rates are slightly more accessible than 2022 because purchase prices have flattened while rents have stabilized after the 8-10% YoY growth of 2021-2022 cooled to 2-3%. Investor activity has slowed but not stopped. Best opportunities: distressed sellers above $400K, new construction with builder incentives, and segments where reduction rates exceed 40%.
For new construction buyers: Builder incentives are aggressive — rate buydowns to 5.75%-6.00%, closing cost credits of $10K-$25K, and design center allowances. The math frequently works better on new construction than resale right now because of the rate buydowns alone.
| Submarket | Median Price | Months Supply | Notable Pattern |
|---|---|---|---|
| Riverside / Avondale | $425,000 | 4.2 | Historic charm, walkability premium |
| San Marco | $525,000 | 4.8 | High-end resilience, condo softness |
| Mandarin | $398,000 | 5.4 | Family-driven demand, large lots |
| Jacksonville Beach / Atlantic Beach | $685,000 | 6.2 | Highest absolute prices, slowing |
| Ponte Vedra | $895,000 | 7.8 | Luxury/country club submarket |
| Nocatee | $525,000 | 6.5 | New construction CDD-heavy |
| Westside | $285,000 | 4.1 | Entry-level, strongest buyer demand |
| Orange Park / Fleming Island | $365,000 | 5.0 | Suburban family, balanced |
Submarket data drawn from NEFAR YTD May 2026. The 5-6 months range is considered balanced; lower favors sellers, higher favors buyers.
Jacksonville's 2026 market rewards patience and punishes ego. Buyers who do the work — get pre-approved, identify the submarket that fits their budget, run the rent-vs-buy math, and write offers that reflect current leverage — find real opportunities. Sellers who price to current reality (not 2022 peak comps) close at fair prices in 60-90 days. Anyone trying to time the bottom or wait for rates to crash is making a bet, not a plan. The data pages below give you the granular look at any specific aspect: inventory, reductions, affordability, and more.
Primary data source: NEFAR (Northeast Florida Association of Realtors) RealMLS Summary Statistics for Duval, Clay, St. Johns, and Nassau counties. Median sale price, months of supply, and days on market are pulled from the most recent published NEFAR YTD report. Submarket data drawn from NEFAR sub-area reports and Momentum Realty's internal transaction database. Refreshed quarterly.
Primary sources: NEFAR RealMLS Summary Statistics · NEFAR YTD reports · Momentum Realty transaction data. Data accuracy reflects Momentum Realty's best available information as of the last update date.
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.
Affiliated Business Arrangement: The principal owners of Momentum Realty, Jon Brooks and Brittany Brooks, have a 50% ownership interest in Titan Title Services LLC. You are not required to use Titan Title Services LLC. There are frequently other settlement service providers available with similar services; you are free to shop around to determine that you are receiving the best services and rate. See full disclosures →
Last updated: Q2 2026 (May). Next refresh: Q3 2026 (August).