St. Johns County Housing Market Update – March 2026: Prices Down, But Still a Seller’s Market?
Includes single family homes in St Johns, St Augustine, Nocatee, Ponta Vedra, Fruit Cove, Orangedale, Switzerland and Julington Creek.
As usual, the St Johns County real estate market performs much differently than the real estate markets in Jacksonville and Clay County. Mainly, due to the higher price ranges we see in St Johns County.
The St. Johns County housing market is still holding as a seller’s market, but it’s starting to show signs of shifting. Prices are down slightly compared to last year, inventory has tightened, and homes are taking a bit longer to sell overall. That combination creates a market where homes are still moving, but buyers are being more selective and sellers need to be more strategic with pricing. Below you’ll see a quick breakdown of what’s happening, along with a link to the most up-to-date mortgage rates so you can see how everything ties together.
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 March 2026 timeline. Just to give you a rough idea on payment, if the median sales price is $545,866, with 10% down and a rate of 6.44%, you are looking at a payment around $3,085 per month. This payment is just principal and interest, without taxes and insurance. Conventional loan.
What This Means If You’re Buying Right Now
This March isn’t as favorable for buyers, as we see that there are less homes to choose from. Still, even with slightly less inventory and homes taking longer to sell, you may have more negotiating power, especially if a home has been sitting. That said, well-priced homes are still moving quickly, so strategy matters more than ever. Even though the numbers show a seller’s market, there is more opportunities for buyers. 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 can still sell in today’s market, but pricing correctly is critical. Also, homes need to be in good condition, unless the price reflects otherwise. We’re seeing homes reduce price by around 6%, which means buyers are still negotiating similarly as they were a year ago. Overpricing right now can cause your home to sit longer than expected. If you’re thinking about selling, I can show you exactly where your home would fall in today’s market. Click:
Should You Wait to Buy or Sell?
This is the question I get all the time, but I can’t answer it for you. Only you know your situation the best and do not need a real estate agent telling you what to do.
Prices are down ever so slightly, inventory actually came down compared to last year, and the market is shifting, but that doesn’t automatically mean you should wait. Waiting could give you more options… or it could cost you more if rates or prices move the other way. It really depends on your situation.
If you want help figuring out the timing, text me at 904-910-3516 “TIMING” and I’ll help you map it out.
Median Sales Price: Looking at sold homes it means that half the homes that sold were more than 545,866 and the other half were less than 545,866.
Month’s Inventory: Based on the number of actives and homes that have sold it would take 3.43 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
