This report is for single family homes in Clay County for the towns of Fleming Island, Orange Park, Green Cove Springs and Middleburg.
The Clay County housing market had some mixed emotions, I mean mixed numbers in July 2026. The median sales price came in at $360,000, down 2.7% from $370,000 in July 2025. There were also slightly fewer homes sold, with 265 sales this July compared to 271 last year.
But when we look beyond prices, the market actually tightened in several ways. Active inventory dropped from 1,105 homes last year to 1,050 this year, bringing months of inventory down slightly from 4.08 to 3.96 months. The biggest change was how quickly homes sold. Average days on the market dropped from 87 days in July 2025 to just 54 days in July 2026, a difference of 33 days.
Sellers are also getting closer to their original asking prices. The original list price to sales price ratio increased from 94.5% last year to 96.2% this year. So even though the median sales price declined, the rest of the numbers don’t point to a market where buyers suddenly have all the leverage. I kmow buyers, that is not what you want to hear.
The latest mortgage rates can be found at Mortgage Daily News. So when you see them they are in real time and do not reflect the May 2026 timeline. Just to give you a rough idea on payment, if the median sales price is $360,000, with 10% down and a rate of 6.87%, you are looking at a payment around $2,296.12 per month. This payment is just principal and interest, without taxes and insurance. Conventional loan.
What This Means If You’re Buying Right Now
For buyers, seeing the median sales price come down 2.7% is certainly better news than seeing prices continue to climb. But don’t mistake lower prices for a market where every seller is desperate to negotiate. There are actually fewer homes available than there were last July, and homes are selling much faster.
There is still some negotiating room, though. Homes sold for an average of 96.2% of their original list price. As we’ve talked about before, pay attention to whether the seller has already reduced the price. A home that hasn’t had any price reductions may give you more room to negotiate than one where the seller has already made several reductions. And with average market time dropping to 54 days, a well-priced home may not give you as much time to make a decision. If you want to know what you can actually get in today’s market, I can break that down for you, just message me:
What This Means If You’re Selling
For sellers, I wouldn’t look at the 2.7% decline in median sales price and assume that’s bad news. Inventory is slightly lower than it was last year, homes are selling 33 days faster on average, and sellers are receiving a higher percentage of their original asking price. Those are all important signs of buyer demand.
At the same time, pricing your home correctly is still extremely important. Buyers have shown that they’ll move on homes that offer the right combination of price and condition, but that doesn’t mean they’ll overpay. If you’re thinking about selling, having your home in great condition and pricing it competitively from the beginning can put you in a much better position to take advantage of that shorter market time. I can show you exactly where your home would fall in today’s market. Click:
Median Sales Price: Looking at sold homes it means that half the homes that sold were more than 360,000 and the other half were less than 360,000.
Month’s Inventory: Based on the number of actives and homes that have sold it would take 3.96 months to sell the active homes, if no other homes came on the market. How to determine what type of market we are experiencing:
Buyers’ Market: More than 7 months of Inventory
Balanced Market: From 5-7 months of Inventory
Sellers’ Market: Less than 5 months of inventory
Average Days on the Market: This is the average based on the time the house came on the market until is went under contract.
Original List Price to Sales Price: This is the percentage of what the home sold for compared to what it was originally listed for. Not what it was listed for at the time it went under contract.
I’m Pam Graham, a Northeast Florida real estate consultant, which includes Jacksonville, Clay & St John’s Counties. I break down the market in layman’s terms so you can make smart decisions—whether you’re buying, selling, or just keeping an eye on what’s happening.
Call/Text 904-910-3516
Email: pam@pamgraham.com
