Duval County Housing Market Update: August 2026 Home Prices, Inventory & Sales

If you're thinking about buying or selling a home in Jacksonville, Florida, the August 2026 Duval County housing market offers some interesting signals.

Home prices remained stable from July. Homes sold faster than they did a year ago. Pending sales increased year over year. But the number of homes available for sale dropped considerably.

According to August 2026 market data from the Northeast Florida Association of REALTORS® (NEFAR) and realMLS, the median sales price for a single-family home in Duval County was $335,000, while active inventory fell to 3,067 homes.

So, is Jacksonville becoming more competitive again?

Are buyers losing leverage?

And what should homeowners considering selling their Jacksonville home take from the latest numbers?

Let's break down the August 2026 Duval County real estate market.

 

Duval County Housing Market at a Glance — August 2026

Here are the key single-family home statistics from the August NEFAR market report:

 

 

NEFAR's dashboard identifies these figures as single-family residence data for Duval County and states that the underlying market data is provided by realMLS.

There is a lot happening underneath those numbers.

 

Duval County Home Prices Held Steady at $335,000

Let's start with the number most Jacksonville homeowners and buyers want to know:

What are home prices doing?

The median sales price for a single-family home in Duval County was $335,000 in August 2026.

That was unchanged from July but approximately 1.5% lower than August 2025, according to the NEFAR report.

In July, Duval's median had also been $335,000 after falling 4% from June.

In other words, August did not bring another month-over-month decline in the median.

That's important.

It doesn't mean prices are about to surge, nor does it mean every Jacksonville neighborhood is behaving the same way.

It does suggest that, at the county level, the median sales price stabilized from July to August.

 

Jacksonville Homes Are Selling Faster Than a Year Ago

One of the most interesting numbers in the report is days on market.

The median Duval County single-family home went under contract after 25 days on market in August.

That's approximately:

26.5% faster than August 2025

and

3.8% faster than July 2026.

That matters because we've spent much of 2026 talking about buyers having more time and negotiating power.

That opportunity hasn't necessarily disappeared—but homes that are priced correctly and presented well can still move quickly.

The market isn't treating every property equally.

 

Inventory Is Down 21.3% From Last Year

This may be the biggest story in the entire August report.

Duval County had 3,067 active single-family homes for sale in August.

That's down:

21.3% from August 2025

and

4.6% from July 2026.

For context, July had 3,561 active single-family listings in Duval County.

That's a significant change in the number of homes available to buyers.

And this isn't simply a quirk in the NEFAR data.

Realtor.com's broader Jacksonville metro data also found active inventory declining sharply year over year in August, even while national inventory increased.

 

Why Does Lower Jacksonville Inventory Matter?

Inventory is essentially competition.

For sellers, fewer competing listings can be beneficial.

For buyers, fewer available homes can mean fewer choices.

But—and this is important—lower inventory doesn't automatically mean sellers can name any price they want.

Buyers remain sensitive to price, monthly payments, insurance expenses and property condition.

That's why the relationship between price and inventory is particularly interesting right now.

 

New Listings Are Also Falling

Duval County had 1,266 new single-family listings in August.

That represents a decrease of:

10.2% from August 2025

and

4.2% from July 2026.

This helps explain why active inventory is shrinking.

There simply aren't as many new properties entering the market to replace the homes that sell, expire, withdraw or otherwise leave active inventory.

For Jacksonville homeowners thinking about selling, this is a number worth watching heading into fall.

Less competition can create an advantage—but only when the home is positioned properly.

 

Pending Sales Increased 9.4% From Last Year

Here's where the August report becomes even more interesting.

While closed sales declined, pending sales increased.

Duval County recorded 962 pending single-family sales, approximately:

9.4% higher than August 2025

and

0.5% higher than July.

Pending sales can provide a more forward-looking view of buyer activity because these are properties that have gone under contract but haven't necessarily closed yet.

So we have:

fewer active homes + fewer new listings + more pending sales than a year ago.

That's a combination worth paying attention to as we move into the fall Jacksonville housing market.

 

Closed Sales Slowed in August

Not every indicator strengthened.

Duval County recorded 887 closed single-family sales in August.

That's down:

4.6% year over year

and

5.8% from July.

One month of lower closings doesn't establish a long-term trend by itself.

And remember: closed sales largely reflect contracts negotiated several weeks earlier.

That's one reason the simultaneous increase in pending sales deserves attention.

The August market wasn't simply “hot” or “slow.”

Different indicators were moving in different directions.

 

Jacksonville Sellers Received 97.6% of List Price

The typical relationship between asking price and final sale price also tells us something about negotiation.

Duval County sellers received a median 97.6% of their original list price in August.

That was 0.5% higher than a year earlier, although 0.3% lower than July.

And 14% of closed homes sold above list price.

That share was substantially higher than a year earlier but lower than July.

Here's the practical takeaway:

Buyers can still negotiate.

But they shouldn't assume every seller will accept a large discount.

Sellers can still generate strong offers.

But they shouldn't assume limited inventory will rescue an overpriced listing.

Pricing still matters.

 

What Does the August 2026 Market Mean for Jacksonville Home Buyers?

For buyers, this is becoming a more nuanced market.

Earlier this year, increased inventory gave many Jacksonville buyers significantly more choices.

Now we're seeing inventory tighten.

That means buyers should be prepared when the right property appears.

That doesn't mean rushing into an offer.

It means doing the preparation before you find the house.

Know your financing.

Understand your comfortable monthly payment.

Research homeowners insurance early.

Understand potential HOA or CDD fees.

Review comparable sales.

And work with your agent to understand whether a particular home has been priced appropriately.

Some properties may offer negotiating opportunities.

Others—especially well-priced homes in desirable areas—may attract competition.

 

What Does the August Market Mean for Jacksonville Sellers?

There are some genuinely encouraging numbers for sellers in this report.

Inventory is substantially below last year's level.

New listings are down.

Homes are moving faster than they were a year ago.

Pending sales are higher.

But none of those statistics eliminates the need for a strong listing strategy.

Jacksonville's broader August market still showed significant price sensitivity. Realtor.com found that 24.3% of Jacksonville metro listings had a price reduction during August.

That's why sellers need to separate two ideas:

Lower inventory creates opportunity.

Lower inventory does not justify overpricing.

The homes best positioned to benefit are those that enter the market with competitive pricing, strong photography, thoughtful preparation and effective exposure.

 

Is Duval County a Buyer's Market or Seller's Market?

It's tempting to force the Jacksonville housing market into one label.

But August's data makes that difficult.

A 3.5-month supply of single-family inventory is tighter than it was a year ago. At the same time, buyers remain price-conscious and some listings still require reductions.

Different data providers can also classify markets differently because they measure inventory, listing activity and geography differently. Realtor.com's broader Duval County dataset, for example, includes a different universe of listings than NEFAR's single-family report.

That's why we wouldn't tell every Jacksonville seller:

“It's a seller's market—name your price.”

And we wouldn't tell every buyer:

“It's a buyer's market—offer whatever you want.”

Neither reflects what's actually happening.

Jacksonville is increasingly property-specific.

Location, price range, condition, insurance considerations and competing inventory can dramatically change the negotiating environment.

 

Jacksonville vs. Duval County: Why You May See Different Numbers Online

If you've Googled “Jacksonville housing market August 2026,” you may have noticed numbers that don't match this report exactly.

That's normal.

NEFAR's report is specifically measuring Duval County single-family residences using realMLS data.

Other websites may measure Jacksonville city limits, the entire Jacksonville metropolitan area, all residential property types, active listing prices rather than closed-sale prices, or different time periods.

For example, Realtor.com's August Jacksonville metro report showed a $380,000 median list price.

That doesn't conflict with NEFAR's $335,000 median Duval County sales price.

They're measuring different things.

List price ≠ sales price.

Jacksonville metro ≠ Duval County single-family homes.

That's why understanding the source behind a real estate statistic matters.

 

What We're Watching Heading Into Fall 2026

August leaves us with several trends worth watching in September and beyond.

The biggest question is whether Duval County inventory continues falling.

If fewer sellers list their homes while pending sales remain relatively strong, buyers could encounter a tighter selection of properties.

We'll also be watching whether the $335,000 median sales price continues to hold, whether pending contracts translate into stronger closed-sales numbers, and whether affordability improves.

The Jacksonville housing market has changed considerably over the last few years.

And right now, the story isn't simply that prices are rising or falling.

It's about the balance between affordability, inventory, buyer demand and seller expectations.

 

Thinking About Buying or Selling a Home in Jacksonville?

Online market reports are useful for understanding the big picture.

But they can't tell you what your house is worth—or whether the home you're considering buying is priced correctly.

Real estate conditions can vary substantially between Jacksonville neighborhoods, ZIP codes and price ranges.

 

Mike Rolewicz and the 904 Home Guide Team | Real Broker, LLC help buyers and sellers understand what the numbers mean for their specific move.

 

Thinking about selling? We can evaluate your home's current competition, recent comparable sales and likely market position.

Looking at Jacksonville homes for sale? We can help you understand pricing, neighborhoods, inventory and negotiating opportunities throughout Jacksonville and Northeast Florida.

 

Contact the 904 Home Guide Team to start the conversation.