Jacksonville Buyers Have the Upper Hand Right Now

 

If you’ve been paying attention to Jacksonville real estate lately, you’ve probably noticed something feels different. The market has shifted, and depending on which side of the transaction you’re on, the spring 2026 numbers are either really encouraging or a wake-up call.

I want to share with you a clear picture of where things stand, whether you’re thinking about buying, selling, or just keeping an eye on the market.

Pricing trends in Jacksonville right now. The median sales price for the week ending April 18, 2026, was $360,000, a 1.4% decline from 2025. The market peaked around June 2025 when the median hit $377,750, and prices have been coming off that high point since then. For sellers, the days of listing at whatever price you wanted and getting it are behind us. For buyers, there’s more room to work with than there has been in a long time.

New pending sales slowed down this spring. One of the numbers I pay the closest attention to is weekly pending sales, meaning how many properties are going under contract each week. Through most of March, the trend was normal, and activity was climbing, as usual, into spring. But late March into April, there was a drop-off. The current week ending on April 18 came in at 391, a 39.2% decline from 2025. There was a small rebound from the prior week at 355, up about 10%, but overall, the numbers are still low for this time of year.

Whether it’s interest rates, geopolitical uncertainty, or general buyer hesitation, the result is the same: fewer buyers are pulling the trigger right now, and everything else in the market shifts with it.

Active inventory is climbing fast. We’re back over 10,000 active listings in Jacksonville. For perspective, we hit around 12,000 at the peak last summer, and 2025 was not a great year to sell. A lot of homeowners who tried to sell and couldn’t end up pulling their listings or converting to rentals, and properties are sitting longer.

New listings are outpacing demand. We’re bringing on roughly 800 new listings every week, and only about 400 are going under contract. When you’re adding twice as many homes as the market is absorbing, inventory climbs. More supply, less demand, and a market adjusting to it.

What sellers need to know. If you’re listing right now, you need to be realistic about pricing and willing to negotiate. Unless your home is priced well from the start, the chances of getting an asking price or above are slim. I’m seeing sellers accept offers 5% to 10% below their list price, and that’s becoming standard.

The way I’ve been describing it is like a pond. In 2023 and 2024, there were plenty of fish competing for your property. In the current market, there might be two. If one makes an offer and you don’t want to negotiate, the other one might not come along for a while.

What buyers need to know. The dynamic has flipped. Over the last few years, buying a home meant giving everything you had just to get in. Waiving contingencies, offering more than asking, moving fast with little time to think. Right now, buyers can take their time. You can negotiate, ask the seller to make repairs or contribute to closing costs, and if they say no, you can walk away and find another house because the inventory is there.

The ball is back in the buyer’s court, and if you’ve been waiting for a market where you have room to breathe, this is it.

Every neighborhood tells a different story, and I can break down the numbers by ZIP code, county, or specific area to show you exactly what’s happening where you’re looking. Reach out anytime at 904-650-3890 or email me at matty@pursuitrealestate.com. You can also visit mattymillerrealestate.com for more market updates and listings.