The Jacksonville inventory report.
Active listings, months of supply, new construction inventory, and how the picture has changed since 2022. The single most important market signal for buyers and sellers right now.
How Jacksonville inventory has rebuilt.
From the 2022 inventory trough — when Jacksonville had roughly 2,840 active listings and 1.4 months of supply — to today's roughly 8,950 active listings and 5.2 months of supply, the market has more than tripled in absolute inventory terms. That's the single biggest reason buyer leverage has returned.
Months of supply (active listings divided by trailing 30-day sales pace) is the cleanest indicator of buyer vs. seller market dynamics. Under 4 months favors sellers. 4-6 months is balanced. Over 6 months favors buyers. Jacksonville's 5.2 places it in the balanced-to-buyer range overall, with significant variation by submarket and price band.
What drove the rebuild: a combination of higher mortgage rates suppressing demand, a wave of investor inventory hitting the market as rental math tightened, completed new construction reaching the resale market, and sellers who held off in 2023-2024 finally listing.
| Price Band | Active Listings | Months of Supply | Market Condition |
|---|---|---|---|
| Under $300K | 1,850 | 3.2 | Seller's market (entry-level shortage) |
| $300K - $450K | 2,640 | 4.8 | Balanced |
| $450K - $650K | 2,180 | 5.6 | Balanced/buyer |
| $650K - $900K | 1,250 | 6.8 | Buyer's market |
| $900K - $1.5M | 650 | 8.4 | Buyer's market |
| $1.5M+ | 380 | 12.6 | Strong buyer's market |
Months of supply varies dramatically by price band. Entry-level inventory remains scarce; luxury inventory has built up substantially.
Where inventory is concentrated.
Geography matters as much as price band. Jacksonville's submarkets show different inventory dynamics that aren't captured in metro-level averages.
Highest months-of-supply submarkets: Ponte Vedra (7.8), Nocatee (6.5), Jacksonville Beach / Atlantic Beach (6.2). These higher-priced and master-planned-community-heavy areas have built up inventory faster than the metro average. Buyer leverage is meaningful here.
Lowest months-of-supply submarkets: Westside (4.1), Riverside/Avondale (4.2), San Marco (4.8). Entry-level and historic-character submarkets remain tight. Sellers still have leverage in these markets.
New construction inventory: Builders are sitting on substantially more standing inventory than at the 2022 peak. National builders in particular have aggressive quick-move-in incentive packages on completed homes 60+ days old. This is where some of the best deals exist for buyers in 2026.
| Submarket | Active Listings | Months of Supply | Trend (YoY) |
|---|---|---|---|
| Westside | 920 | 4.1 | +28% |
| Riverside / Avondale | 385 | 4.2 | +22% |
| San Marco | 210 | 4.8 | +24% |
| Orange Park / Fleming Island | 640 | 5.0 | +31% |
| Mandarin | 580 | 5.4 | +33% |
| Jacksonville Beach / Atlantic Beach | 445 | 6.2 | +38% |
| Nocatee | 385 | 6.5 | +45% |
| Ponte Vedra | 295 | 7.8 | +42% |
All inventory figures pulled from NEFAR RealMLS, May 17 2026. Trend = YoY change in active listing count vs. May 2025.
Inventory growth in Jacksonville has been steady and broad-based — not panic selling, not crash signals. The metro is normalizing back toward pre-pandemic supply levels. For buyers, this is a real opportunity in segments above $450K and especially above $650K. For sellers, the path forward is pricing right from day one and being willing to negotiate on terms. Anchoring to 2022 comps is the single biggest reason listings sit. For granular submarket data, the Jacksonville inventory tracker updates monthly.
Inventory data from NEFAR RealMLS Summary Statistics, MLS active listing pulls dated May 17 2026, and builder sales reports for new construction figures. Months of supply calculated as active listings divided by trailing 30-day sales pace. Submarket boundaries follow NEFAR sub-area definitions.
Primary sources: NEFAR RealMLS Summary Statistics · Active MLS pulls · Builder reports. 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.
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Last updated: Q2 2026 (May). Next refresh: Q3 2026 (August).