Includes single family homes in St Johns, St Augustine, Nocatee, Ponta Vedra, Fruit Cove, Orangedale, Switzerland and Julington Creek.
Folks, I know it feels like a buyer’s market, but the numbers don’t show that. There’s not a crash coming anytime soon either. St. Johns County has 685 fewer homes available than this time last year, and the median sales price is actually up 3.86% to $571,250. Homes are also selling faster, averaging 72 days compared to 88 last year. With 3.88 months of inventory, the market still leans toward sellers. Buyers have room to negotiate, but sellers still need to price competitively and make their homes show well.
What This Means If You’re Buying Right Now
I know you were wanting to see some relief, but these numbers aren’t showing a big shift in your favor. With fewer homes available and the median sales price higher than last year, start with your budget. What monthly payment feels comfortable while leaving room for your other expenses and savings? Homes are selling below their original asking price on average, so there may still be room to negotiate when you find the right fit.
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
Sellers, I know you may be looking at these numbers and shaking your head because it sure doesn’t feel like a seller’s market. The market still leans in your favor, but that doesn’t mean homes are flying off the shelves. Homes are taking an average of 72 days to sell, and buyers still have room to negotiate. Pricing competitively and making your home show well matter, even with fewer homes on the market.
If you’re thinking about selling, I can show you exactly where your home could sell in today’s market. Click:
Median Sales Price: Looking at sold homes it means that half the homes that sold were more than 571,250 and the other half were less than 571,250.
Month’s Inventory: Based on the number of actives and homes that have sold it would take 3.88 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
