Michael Cassidy, Realtor

09/11/2026

Never forget. 🙏🏼❤️

09/08/2026

🏠 August 2026 Northeast Florida Real Estate Market Update (single family homes/not condos or multifamily)

Let's be honest...
The real estate market isn't what it was a few years ago.
You can't throw a house on the market at any price and expect a bidding war. Buyers aren't running around waiving inspections and offering $50,000 over asking anymore.

Honestly? That's not necessarily a bad thing.

The Northeast Florida market is becoming more strategic — and for some buyers, especially younger and first-time buyers, there may actually be opportunities that weren't available just a couple of years ago.

Here's the August snapshot across 8 Northeast Florida counties:

💰 Median Sales Price: $390,000
⬇️ Down 2.3% from July

🔑 Closed Sales: 1,764
⬇️ Down 11.4% from July

📦 Active Inventory: 6,448 Homes

📆 Days on Market: 31

🏷️ Average List Price Received: 97.7%

📊 Months of Inventory: 3.7

The biggest takeaway?

Buyers have choices again.

And one of the biggest opportunities right now might be something many buyers overlook:

NEW CONSTRUCTION.

Yes, I know what you're thinking..."New construction is too expensive." Sometimes it is, but don't just look at the sticker price.

Builders are often competing for buyers with:

✔️ Interest rate buydowns
✔️ Closing cost assistance
✔️ Builder incentives
✔️ Upgrades and flex dollars
✔️ Move-in-ready inventory
✔️ Warranties and lower immediate maintenance costs

For a younger buyer or first-time homebuyer, that can be a completely different path into homeownership.

Would you rather buy a $350,000 resale home at a higher interest rate and bring thousands of dollars to closing...

Or explore whether a builder can help buy down your rate, contribute toward closing costs and get you into a brand-new home with a warranty?

That's a conversation worth having.

And here's where sellers need to pay attention: You're not just competing against the house down the street anymore. You're competing against a brand-new home with incentives attached to it, potential amenities worth the HOA fee, and convenience.

That's why pricing, condition and marketing matter more than ever.

My take on August? The market is correcting expectations.

Buyers are more careful. Sellers have more competition. Builders are getting creative.

And the people who understand how to use this market instead of waiting for some mythical "perfect time" are going to have the advantage.

The frenzy is gone. Good. Now we can actually make smart decisions. Having a stable including your preferred agent (hopefully ME), a stellar lender to steer the process financially and a bonifide inspection team

If you're thinking about buying, selling, investing or exploring new construction anywhere in Northeast Florida, let's talk strategy.

Because in this market, strategy matters. Mohawk out.

— Michael Cassidy, Realtor
Keller Williams First Coast Realty

August 2026 market statistics: realMLS, 8-county SFR spec.

08/13/2026

July 2026 Northeast Florida Real Estate Market Update 🏠📊

The Northeast Florida market continues to shift — and July's numbers tell a pretty interesting story.

This is not a crash - this is market becoming more balanced, more competitive and much more strategic.

Here are the July numbers across 8 Northeast Florida counties:

🏠 Median Sales Price: $400,000
📉 2.4% down from June 2026
📈 2.3% increase from July 2025

🔑 Closed Sales: 1,954
📦 Active Inventory: 7,519
📆 Days on Market: 31
🏷️ List Price Received: 97.8%
📐 Sold Price/Sq. Ft.: $209
📈 Months of Supply: 3.8

The biggest number I'm watching?

New Pending Sales: 1,451 — down 26.3% from June and 24.7% from July 2025.

That's telling us buyers are being more selective. At the same time, inventory is growing and buyers have more choices. That creates something we haven't seen much of in recent years:

Negotiating power. Concessions towards closing costs and rate buy down options.

And there's another major factor affecting the market — NEW CONSTRUCTION.

Builders across Northeast Florida continue to add inventory, particularly in areas like St. Johns County, Clay County and southern Duval.

And builders are competing aggressively for buyers with rate buydowns, closing-cost assistance, upgrades, flex dollars and price incentives.

That means resale sellers aren't just competing against the house down the street anymore.

They're competing against a brand-new home with a builder incentive package.

For buyers, that's an opportunity.

For sellers, it means pricing and presentation matter more than ever.

For investors, it means the numbers — taxes, insurance, HOA/CDD, financing, rent and acquisition price — need to make sense.

My takeaway:

The Northeast Florida market isn't falling apart. It's changing.

We're moving from a market where buyers had to react quickly...

to a market where buyers can compare, negotiate and make informed decisions.

And sellers who understand that shift will be the ones who succeed.

If you're thinking about buying, selling, investing or building in Jacksonville, St. Augustine, Clay, St. Johns or anywhere across Northeast Florida, let's talk about what the numbers actually mean for YOUR situation.

Let's DO this!

Market statistics: July 2026 realMLS, 8-county Northeast Florida snapshot. Builder incentive programs are subject to specific communities, financing qualifications and expiration dates.

07/16/2026

🔥 COMING SOON | Live July 22nd | Offered at $335,000 🔥

Get ready—this is one of Fleming Island's hottest upcoming listings! Situated on an oversized double lot, this classic ranch-style pool home delivers the Florida lifestyle buyers are looking for. Inside you'll find 3 bedrooms, 2 bathrooms, an inviting open living area, and a sun-filled Florida room that overlooks your private backyard oasis.

Whether you're hosting pool parties, relaxing after work, or enjoying nearby access to the St. Johns River, this home offers the perfect blend of comfort, character, and location. Add in a spacious 2-car garage, no HOA, and a sought-after Fleming Island address, and you've got a property that's sure to generate serious attention.

Possible VA loan assumption at 3.25%

Contact me for more information!

Listed for sale at $335000. Coming Soon listing, no showings. The Fleming Island pool home you've been waiting for is almost here! This classic vibe...

07/03/2026

🏡 Northeast Florida Market Update | June 2026

The market is shifting—and that's creating opportunities for both buyers and sellers.

📈 Median Home Price: $375,000 (+4.8% year over year)
🏠 Active Inventory: 10,272 homes (more choices for buyers!)
📅 Median Days on Market: 35 days
🔑 Closed Sales: 2,754

What does this mean?

June's numbers show a market that's becoming more balanced.

Home prices continue to appreciate, with the median sales price reaching $375,000, while inventory has climbed above 10,000 active listings, giving buyers significantly more options. Although new listings slowed compared to both last month and last year, homes that are priced correctly continue to attract buyers.

✅ Buyers finally have more inventory and negotiating power.
✅ Sellers can still achieve strong results—but strategic pricing and great presentation matter more than ever.

The Northeast Florida market isn't slowing down—it's becoming healthier and more balanced.

Thinking about buying, selling, or just curious what your home is worth? Let's connect and talk about what these numbers mean for you.

06/29/2026

Florida isn't just a great place to live—it's one of the best places in America to build a future. 🌴📈

From business growth and job opportunities to a world-class economy and no state income tax, it's easy to see why so many people and companies are making the move.

Thinking about making Florida your next home? Let's make it happen. 🏡🤙

Let's DO this!

06/11/2026

🔥 Open House this Saturday! Noon-3pm

Golf course views. Theater room. 3-car garage. Zero excuses.

This Eagle Landing stunner isn't just a house—it's a headquarters for living life wide open.

📍 2397 Club Lake Drive, Orange Park 32065

Hit me up before someone else claims the view.

🤘🏡

https://www.flexmls.com/share/E83RN/2397-CLUB-LAKE-Drive,-Orange-Park,-FL-32065

06/10/2026

Processing an excellent video from The Florida Real Estate Insider - and keys in on a point that was commented in my previous post by Chris Rose II
This video provides an in-depth, honest breakdown of the property tax amendment heading to the Florida November ballot. While headlines have called the measure "historic," the host, Tom McNamara, emphasizes that the actual bill contains significant "warts" and caveats that voters should understand before heading to the polls.

Key Takeaways:
The Core Amendment (2:11-3:29): If passed, permanent residents with a homestead established by the end of 2026 will see their exemption on non-school taxes rise to $150,000 in 2027, then to $250,000 in 2028. From 2029 onwards, this exemption will be automatically indexed for inflation.

The School Carve-Out (3:30-4:58): A critical detail is that school district taxes are completely excluded from this exemption. Because school taxes often make up a third to half of a property tax bill, homeowners will not see a "tax-free" home.

Impact on Investors & Renters (4:59-6:32): Non-homestead properties (rentals, vacation homes, etc.) will have their assessment cap lowered from 10% to 5% annually starting in 2027. Relief for renters, however, is merely discretionary and not guaranteed.
Missing Safety Net (6:33-7:23): A proposed state trust fund designed to backfill local government revenue losses was stripped from the final version of the bill.

Requirements for New Residents (10:55-12:03): Anyone establishing residency on or after January 1, 2027, must wait five years of continuous residency before qualifying for the super exemption.
Fine Print Concerns (13:44-18:43): The host warns that while property tax lines may decrease, local governments could increase or create new service fees to cover budget gaps. Additionally, the state's own prior analysis suggests a lower percentage of homeowners will hit a "zero" tax burden than the governor's promotional claims suggested.

How to Approach Your Vote (18:44-20:09)
The Yes Vote: Locks in significant relief and establishes a constitutional framework for future tax elimination, even if it falls short of initial "tax-free" marketing.

The No Vote: Serves as a rejection of the current deal, potentially holding out for more favorable terms, though there is no guarantee that the legislature will return with a better version.

⭐ Keep Up To Date With The Full FLORIDA TAX Breakdown: https://them...

06/08/2026

This week, let's take a deeper dive into market activity of Orange Park, by neighborhood rather than MLS areas or geographic markers. First up, my homebase: GROVE PARK. I bought a home here in 2023, moving 5 minutes East from Bellair.

I recently analyzed every active, pending, and closed sale in Grove Park, and here's what homeowners need to know.

📊 21 homes sold
📊 Average sales price: $311,357
📊 Median sales price: $300,000
📊 Sellers received 97.66% of asking price
📊 Median time on market: 28 days (HUGE tell vs. 55 average days)
📊 Inventory: Only 4 months

Here's the interesting part...
Almost HALF of all homes sold between $250,000 and $300,000.
That tells us buyers are actively shopping in that range and are willing to move quickly when a home is priced correctly.
Meanwhile, homes that miss the mark on pricing are sitting significantly longer. The market is punishing overpriced listings with minimal (or no) updates. Why? Perception of value.

A suggested buyer profile could include: first-time move-up (larger home) buyers, growing families with value in mind, military relocation and cost conscious first time buyers with a larger income base. A more in-depth report can be yours, just hit me up with a request. If you are a buyer agent needing guidance here, I can help you, too.

If you're wondering what your Grove Park home could sell for in today's market, send me a message. I'd be happy to provide a customized market analysis for your reference.

Agent Mohawk out.

06/04/2026

So..are we voting YES in November?

Plug in your address below to check for tax relief if this bill passes ..

Relief for Florida Homeowners Use the Save Our Homes tax savings calculator to get a quick, personalized estimate of how much you could save on your property taxes based on available property data. Save Our Homes Tax Savings Calculator Homesteaded property owner? Search your address to view potentia...