Northeast Florida Real Estate Market Update — February 2026
Northeast Florida Real Estate Market Update — February 2026
Sales Surge Across the Region as Inventory Continues to Expand
Northeast Florida's housing market showed stronger sales momentum in February while inventory growth gave buyers more options across all six counties. Median prices rose 5.3% region-wide, closed sales jumped 26.7% from January, and active inventory expanded to 6,667 homes. Here's what the data means for buyers and sellers in every corner of the market — from Mandarin to St. Johns County.
February 2026 at a Glance — Northeast Florida (6-County Region)
Northeast Florida Market Overview: February 2026
February brought a noticeable shift in momentum across Northeast Florida's housing market. After a slower January — typical for the post-holiday season — closed sales surged 26.7% to 1,469 transactions across the six-county region. At the same time, active inventory climbed 3.8% to 6,667 homes, continuing the gradual inventory build-up that's been reshaping the market since mid-2025.
The region-wide median sales price for single-family homes reached $388,500, a 5.3% increase from January. However, the picture varies dramatically by county — from Baker County's $244,444 median to St. Johns County's $542,000. The Home Affordability Index for the region sits at 88, meaning the typical family earns about 88% of the income needed to qualify for a median-priced home at current rates.
With homes spending a median of 50 days on the market and new listings arriving at a steady pace (2,282 in February, up 8.9% from January), the overall market is moving toward a more balanced posture. Buyers have more negotiating room than they did a year ago, while well-priced homes in desirable areas like Nocatee, Ponte Vedra Beach, and the Jacksonville Beaches continue to move efficiently.
County-by-County Market Snapshot
| County | Median Price | Closed Sales | DOM | Inventory (Months) | Affordability Index | Market Type |
|---|---|---|---|---|---|---|
| Duval | $326,000 ▲4.8% | 745 ▲22.9% | 44 | 4.4 | 105 | Balanced |
| St. Johns | $542,000 ▼3.2% | 393 | 59 | 4.3 | 63 | Balanced |
| Nassau | $492,500 ▲13.2% | 88 ▲66% | 60 | 5.4 | 69.5 | Balanced |
| Clay | $349,000 ▼4.8% | 199 ▲8.2% | 53 | 4.7 | 98 | Balanced |
| Putnam | $270,400 ▲18.1% | 32 ▲39.1% | 56 | 6.8 | 127.5 | Buyer's |
| Baker | $244,444 ▼ | 12 | 35 | 6.1 | 138 | Buyer's |
Supply: 0–4 months = Seller's Market | 4–6 months = Balanced | 6+ months = Buyer's Market. Affordability Index: 100 = median family income qualifies for median-priced home. Source: NEFAR, February 2026.
County-by-County Analysis
Duval County — Jacksonville's Core Market
Browse Duval County CommunitiesSt. Johns County — Premium Market with Room to Negotiate
Browse St. Johns County HomesNassau County — Strong Price Growth and Sales Surge
Nassau County posted the most dramatic numbers in February: a 66% jump in closed sales (to 88) and a 13.2% median price increase to $492,500. Despite the activity spike, the market is balanced with 5.4 months of supply. At 60 days on market and an Affordability Index of 69.5, Nassau is a competitive market where pricing accuracy is essential. The Amelia Island and Fernandina Beach lifestyle continues to attract buyers willing to pay a premium for coastal living outside the Jacksonville metro core.
Clay County — Value Market with Steady Activity
Clay County saw a modest 4.8% price pullback to a $349,000 median, making it one of the more accessible counties for families priced out of St. Johns or Nassau. Sales were up 8.2% with 199 closings, and inventory of 930 homes (4.7-month supply) keeps the market balanced. With an Affordability Index of 98 — nearly at the threshold where median incomes fully qualify — Clay offers some of the best value-for-space in the Northeast Florida market. Orange Park and the Fleming Island corridor remain the primary drivers of activity.
Putnam & Baker Counties — Rural Affordability Standouts
These two rural counties offer the region's most affordable entry points. Putnam's median of $270,400 jumped 18.1% month-over-month (though small sample sizes of 32 sales make monthly swings more volatile), while Baker County's $244,444 median and Affordability Index of 138 make it the most affordable county in the region. Both counties are in buyer's market territory with 6+ months of supply, meaning patient buyers have room to negotiate. Baker County's 35-day median time on market was actually the fastest in the entire region — when homes are priced right in these markets, they move.
What This Means for Buyers
Current Conditions Favor Buyers Who:
- Are pre-approved and ready to act — with 50 days on market average, there's time to be thoughtful without losing opportunities
- Are flexible on location — significant price differences between counties mean exploring adjacent markets (Clay vs. St. Johns, for example) can stretch your budget substantially
- Understand that 4–5 months of supply gives negotiating room — asking for closing cost credits, repairs, or price adjustments is reasonable in today's market
- Are considering Bartram, Nocatee, or Mandarin — these master-planned and established communities offer strong long-term value with top-rated schools and amenities
Consider Waiting If:
- Job security is uncertain — with the Affordability Index below 100 in most counties, mortgage qualification requires stable income
- You're stretching to qualify in St. Johns County (Affordability Index: 63) — explore Julington Creek or Clay County for better affordability with similar school access
- You're planning to sell within 2–3 years — the market is balanced, not rapidly appreciating, so short-term flips carry risk
What This Means for Sellers
The February data confirms that well-positioned homes are selling — 1,469 transactions region-wide proves demand is real. However, with inventory expanding and days on market sitting at 50, this is not the pandemic-era market where anything sold in a weekend. Success in today's market depends on three things: accurate pricing from day one, strong presentation (professional photography, staging, and curb appeal), and a marketing strategy that reaches the right buyers.
In Jacksonville Beach and Atlantic Beach, lifestyle-driven demand keeps coastal properties competitive. In Ponte Vedra Beach, the 3.2% price dip suggests sellers who overprice will face extended market time. If you're considering selling, a free home evaluation can help you understand where your property fits in today's market.
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Schedule a Free ConsultationAbout the Author: The Reel Keeper Home Team at eXp Realty specializes in residential real estate across Northeast Florida's six-county region — Duval, St. Johns, Clay, Nassau, Putnam, and Baker counties. With deep local expertise across 17 featured markets from the Jacksonville Beaches to St. Augustine, the team provides data-driven guidance for buyers, sellers, and investors. For personalized advice on Northeast Florida real estate, call (904) 414-4000 or email team@reelkeeper.com.
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