Published November 1, 2026 in Market Update

Inventory is down across the Primary market while sales keep rising

By Brian Sacks

Real estate, Primary market

The biggest shift right now: there are far fewer homes to choose from, and buyers are still buying. That changes what a well-priced listing can do.

The Real Estate Data Aggregator counted 3,333 homes for sale across the Primary market in the three months ending August 31, 2026. That is down 25.9% from the same months of 2025. At the same time, 3,075 homes sold, up 6.4% from a year before. More sales, fewer choices. That is the whole story in two numbers.

The National Association of Realtors reported U.S. inventory reached 1.60 million homes in September 2026. Nationally, supply is growing. Here in the Primary market, it is shrinking. That gap matters for anyone thinking about listing or buying locally.

What this means for sellers

Fewer homes for sale means a well-priced listing faces less competition. New listings across the Primary market fell 4.3%, according to the Real Estate Data Aggregator. That is a smaller pool of rivals for any home that comes to market priced right.

Pricing still matters. Some ZIP codes saw prices dip a little. The Real Estate Data Aggregator shows the median sale price in 32082 (Ponte Vedra Beach) fell 18.8% from a year before, even as sales there rose 17.8%. Not every home sold fast or above list. Pricing carefully is still the job.

What this means for buyers

Fewer choices mean preparation matters more. Freddie Mac put the average 30-year fixed rate at 7.24% as of October 29, 2026. That is the rate buyers are working with right now. Knowing your budget and your ZIP code before you search saves time.

How each ZIP code looked

The picture varied a lot by ZIP code in the three months ending August 31, 2026. Here is what the Real Estate Data Aggregator counted for each area.

Days on market: some ZIP codes moved faster

32223 (Jacksonville) had the shortest median at 45 days, down 8 days from 2025. 32136 (Flagler Beach) sat at 110 days, up 7 days from the year before. Not every home sold fast. The ZIP code you are in makes a real difference.

Homes going under contract fast

One signal of buyer urgency: the share of homes that went under contract within two weeks of listing. The Real Estate Data Aggregator showed this rising in almost every ZIP code.

In 32223 (Jacksonville), 39.3% of homes went under contract within two weeks, up 18.8 points from 2025. In 32082 (Ponte Vedra Beach), 29% did, up 13.3 points. These are real signs that prepared buyers are moving quickly when the right home appears.

Months of supply: how tight is each ZIP?

32224 (Jacksonville) had the tightest supply at 2.5 months, down 1.9 months from 2025. 32068 (Middleburg) had the most at 4.5 months, and it was the one ZIP where inventory actually rose, up 8.1%. More supply there means buyers have a bit more room to move.

A note on prices: some dipped, some rose

The National Association of Realtors reported existing-home prices rose 1.3% nationally in September 2026. Locally, the picture was mixed. Six of the 14 ZIP codes saw median prices dip from a year before. Four saw gains of 9% or more. Tight supply does not always mean higher prices in every ZIP.

One street can read very differently from the whole ZIP code. The numbers above cover broad areas. Your specific block, your home's size, and its price point all shape what you would actually see. Reply and I will pull the picture for your address.