Spring 2026 Ponte Vedra Real Estate Market Report

With the first quarter of 2026 behind us, the Northeast Florida real estate market is still rewarding buyers and sellers who stay flexible and realistic.

If 2025 was the year of mismatched expectations, Quarter one of this year in the greater area of Ponte Vedra Beach has been about people slowly coming to terms with where things actually are.

The tension hasn't disappeared, but we're seeing more acceptance of the market we're in today.

How has the year started?

Inventory is picking up, which is typical for spring, but we're still below where we were this time last year. More homes are hitting the market and buyers have more to choose from, though not enough to tip things into oversupply. Depending on price point and area, we're sitting somewhere between balanced and mildly competitive.

A lot of sellers are still "testing the market," and it shows. Nearly half of active listings have been sitting for more than 60 days. Pricing is the story. Homes that come out priced right are moving quickly. The rest are either reducing their price or adding concessions to get across the finish line.

What's happening with mortgage rates?

Rates have been holding in the mid-6% range, and the expectation of big drops has mostly faded. There's a growing sense that this may be closer to the new normal for the next couple of years.

Because of that, buyers who had been waiting on the sidelines are starting to come back, especially when they find a home they really want.

What are we seeing from buyers and sellers?

Buyers have more room to negotiate than they've had in a while. About 40% of deals right now include some form of seller concession, whether that's help with closing costs, rate buy-downs, or repairs. Buyers are asking, and sellers are listening.

Even so, well-priced homes are still moving fast. More than half of the homes sold in March went under contract in under 60 days. The market is working, just not the same way for every home.

Cash buyers remain a steady part of the picture, making up about a quarter of all sales.

What about pricing?

Prices are holding fairly steady, but they aren't climbing the way we'd normally see in the spring. That's one of the bigger takeaways from Q1.

Sales activity has been solid, but price growth is behind where it usually is this time of year. Homes are selling. Sellers just don't have the same room to push price that they did in recent years.

What should we watch in Q2?

Seasonality is playing out about how you'd expect. Spring is bringing more listings, more buyers, and more activity overall. May is usually the busiest month of the year, so the next stretch matters.

A few things worth keeping an eye on:

• Mortgage rates are likely to hold where they are
• Inflation is starting to tick up again
• Broader economic factors could affect buyer confidence later this year

None of this is a red flag, but it's a good reminder to stay realistic.

What this means for buyers

There's more opportunity here than we've seen in a while. More choices, more room to negotiate, less pressure than during the peak market years.

That said, the best homes, the ones priced well in strong locations, are still competitive. Being ready and decisive still matters.

What this means for sellers

Pricing matters more than ever.

The market isn't forgiving for homes priced high just to "see what happens." Homes that sit for 30 to 60 days usually end up selling for less, and with more concessions on top of that.

The sellers getting the best results are the ones who price correctly from day one.

Bottom line

If Q1 showed us anything, it's that the market is active but selective. The opportunity is there, but it's going to the buyers and sellers willing to meet the market where it is today, not where it was a few years ago.

If you want to talk through what any of this means for you, whether that's your home value, a move you've been thinking about, or just getting a read on what's out there in Ponte Vedra and the surrounding coast, I'm always happy to be a resource.