Published October 25, 2026 in Market Update

Primary market inventory fell faster than new listings

By Brian Sacks

Real estate, Primary market

The one fact that changes what you should do right now: inventory in the Primary market fell 25.9%, according to the Real Estate Data Aggregator. That means buyers have far fewer choices. For sellers, a well-priced home has less competition than it did a year ago.

These numbers cover the three months ending August 31, 2026. Keep that in mind as you read. They are not today's prices, but they show the direction the market is moving.

Fewer homes, but buyers are still active

The Real Estate Data Aggregator counted 3,333 homes for sale across the Primary market in that period. That is down from a year before. Yet 3,075 homes sold, up 6.4% from the same months of 2025. Buyers are not sitting still.

New listings fell only 4.3%, the Real Estate Data Aggregator shows. Inventory fell much harder, at 25.9%. That gap tells you homes that came to market were getting absorbed. Supply shrank faster than sellers pulled back.

The national picture looks different

Nationally, the National Association of Realtors reported inventory rose to 1.60 million homes in September 2026. Our market moved the other way. That contrast matters if you are watching national headlines and wondering what they mean locally.

The National Association of Realtors also reported national home prices rose 1.3% in September 2026. Freddie Mac put the average 30-year fixed rate at 7.32% as of October 22, 2026. Rates above 7% tend to slow buyer pools. Even so, our local sales count rose.

How each ZIP code moved

Not every ZIP code told the same story. Middleburg (32068) was the one ZIP where inventory actually rose, up 8.1%, the Real Estate Data Aggregator shows. Every other ZIP saw inventory fall.

Ponte Vedra (32081) saw the steepest drop, down 34.9%. Jacksonville (32205) and Saint Augustine (32092) were not far behind, each falling more than 32%. Fewer homes on the shelf means each new listing gets more attention.

Prices and speed: a mixed picture

Prices did not all rise. Ponte Vedra Beach (32082) saw its median sale price fall 18.8%, to $852,500, per the Real Estate Data Aggregator. Jacksonville ZIP 32223 dipped 5.4% to $440,000. Jacksonville ZIP 32217 fell 4.6% to $309,994. Not every ZIP moved up.

On the other side, Flagler Beach (32136) rose 22.4% to $545,990. Saint Augustine (32095) climbed 15.2% to $477,000. Jacksonville (32224) gained 12.1%, reaching $524,025. The same market, very different results by ZIP.

Homes going under contract quickly

One of the clearest signs of tighter supply: more homes went under contract within two weeks of listing. In Jacksonville (32223), 39.3% of homes did so, up 18.8 points from a year before, per the Real Estate Data Aggregator. In Ponte Vedra Beach (32082), 29% went under contract within two weeks, up 13.3 points.

Flagler Beach (32136) had the lowest share at 18.9%, and its median days on market was 110, the longest of any ZIP. That is honest: not every home sold fast, and beach markets can take longer to find the right buyer.

What this means for you

For buyers: the Real Estate Data Aggregator counted 3,333 homes for sale across the Primary market. That is a real number, but it is spread across 14 ZIP codes. Some ZIPs have very little to choose from.

For sellers: with inventory down 25.9% and sales up 6.4%, a correctly priced home has a real audience. The sale-to-list ratio across individual ZIPs ran from 95.5% in Flagler Beach to 98.6% in Middleburg, per the Real Estate Data Aggregator. Pricing close to market value still gets results.

One street can read very differently from the whole ZIP code. The numbers above are a market-wide view. Your block may have more competition, or less. I am happy to look at what is happening right at your address.