Duval County Market: Week of October 26, 2026

Weekly Housing Market Summary

Mortgage rates eased again in the October 29 survey. Freddie Mac reported that the 30 year fixed rate averaged 7.24% on October 29, 2026, down from 7.32% the week before, the second weekly decline in a row. A year ago it averaged 6.17%. The 15 year fixed rate averaged 6.60%.

Prices in Duval County held steady. The Northeast Florida Association of Realtors (NEFAR) reported a September 2026 median single family sale price of $345,000 in Duval, up 3.6% from August, with a median of 29 days on market and a 3.8 month supply of homes.

For public servants, two programs matter right now. The state's Florida Hometown Heroes Housing Program reopened in July 2026 with $50 million in funding for eligible first time buyers who work in fields like health care, education, public safety and child care, and for military members and veterans. And on Tuesday, October 27, the Jacksonville City Council approved 18 to 1 a resolution (city file number 2026 0765) that lets the Jacksonville Housing Finance Authority (JHFA) issue up to $100 million in bonds to fund mortgages for first time buyers. According to the city's legislative record, the resolution now awaits the mayor's signature. Below I explain both, what they can and cannot do, and how to prepare.

Key Housing Market Numbers

County and regional figures are single family homes for September 2026 from NEFAR's October 8, 2026 release. Statewide figures are from Florida Realtors' October 16, 2026 release. The mortgage rate is the Freddie Mac survey released Thursday, October 29, 2026.

A note on revised numbers. A Florida Politics report on October 12 used slightly updated NEFAR figures, including 844 Duval closed sales and a $344,000 Duval median. Counts shift as late closings are recorded. I use the October 8 release so every county figure comes from one consistent snapshot. Both versions point the same way: Duval's median held near $345,000 in September.

What Does a Small Rate Dip Mean for Duval Buyers and Sellers?

Freddie Mac's weekly survey showed the 30 year fixed rate at 7.24% on October 29, 2026, down eight hundredths of a point from 7.32% and the second weekly drop in a row. That is a small move. It is still more than a full point above the 6.17% average from a year ago. I would not call it a turning point. I would call it a little breathing room.

Here is what it looks like in dollars. This is my own arithmetic, not a lender quote. Put 20% down on the Duval median of $345,000 and you borrow $276,000. At 7.24% over 30 years, principal and interest comes to about $1,881 a month. At the prior week's 7.32%, the same loan was about $1,896. That is about $15 a month. Compared with a year ago at 6.17%, when the same loan would have run about $1,685, today's buyer pays about $196 more each month before taxes, insurance and any association dues.

So the dip itself will not change many budgets. What it does is remind us that rates move both ways. Nobody can promise where they go next, and I will never tell you to buy or wait based on a guess about rates. Buy when the payment fits your life and you plan to stay long enough for it to make sense.

Reading the supply numbers

Months of supply tells you how long it would take to sell every home on the market at the current pace if no new listings came on. Duval sat at 3.8 months in September. St. Johns was 3.7 months and Clay was 4.4 months, according to NEFAR. The six county region was 4 months. Statewide, Florida Realtors reported 4.4 months for single family homes and 7.7 months for condos and townhouses.

What I take from that: Duval is balanced to slightly tight for single family homes. Buyers have choices, but well priced homes still move. Duval homes sold in a median of 29 days, faster than the region's 36. NEFAR's president, Kim Knapp, said in the September release that buyers have choices and are taking time to find the right fit. I see the same thing in my conversations. People are careful, and careful is good.

The condo number deserves its own note. A 7.7 month statewide supply for condos and townhouses means buyers in that segment often have more room to negotiate. It also means sellers need to be realistic. If you are looking at a condo, ask for the association's budget, its reserve study, recent meeting minutes and any planned special assessments before you commit. Those documents tell you more about your future costs than the listing photos ever will.

If you are buying

• Start with a written Loan Estimate. Ask at least two lenders for one on the same day so you can compare rates, points and fees side by side.
• Price your insurance early. Homeowners insurance can change a monthly payment more than a small rate move. Get a quote for the exact address before your inspection period ends.
• Ask about assistance before you shop. If you are a public servant, the programs below can change what you can afford. They also come with rules about lenders, income and timing.
• Protect the inspection. The roof, plumbing, electrical panel and air conditioning are the big ticket items. On older homes, ask your inspector about the age of each one.
• Check flood zone status. Many Jacksonville neighborhoods sit near the St. Johns River, its creeks or the ocean. Ask for a flood insurance quote even when a lender does not require one.

If you are selling

Duval's median price rose 3.6% from August to September, but the county also had 3,139 homes for sale and 1,170 new listings came on in September alone. Your home has company. The sellers who do well right now are the ones who price from recent closed sales, fix the small things before the buyer's inspector finds them, and stay open to helping a buyer with closing costs.

• Price from facts. I pull closed sales from your immediate area and size range. We set a price with a plan for the first two weeks.
• Prepare for a first time buyer. Many of the buyers using Hometown Heroes or JHFA programs are first time buyers. Their lenders and inspectors will look closely at the roof, the electrical system and any repair items an appraiser flags. Getting ahead of those items can keep a deal together.
• Disclose honestly. Florida sellers must disclose known facts that materially affect value and are not readily observable. When in doubt, disclose and talk with your attorney.
• Consider a concession. Money toward a buyer's closing costs or a rate buydown can help a qualified buyer reach the finish line when rates are high.

A Public Servant's Guide to Buying in Duval This Fall

I named my brokerage Public Services Realty for a reason. Teachers, nurses, deputies, firefighters, dispatchers, court staff, child care workers and veterans keep this city running. Many of them have told me they assumed homeownership was out of reach. Sometimes it is, for now. But sometimes there is help they did not know about. Here is what is real and confirmed this week.

Florida Hometown Heroes Housing Program

Florida Housing Finance Corporation reopened the Hometown Heroes Housing Program in July 2026 with $50 million in state funding. Here is how it works, based on Florida Housing's program page and news coverage of the relaunch.

• Who it serves. First time, income qualified homebuyers who work full time for a Florida based employer in eligible fields, including health care, education, law enforcement and other first responders, public safety and court roles, and child care. Active military members and veterans are also eligible. Florida Housing publishes the full occupation and income limit rules, and your lender will confirm whether you qualify.
• How much. Up to 5% of the first mortgage loan amount, with a minimum of $10,000 and a maximum of $35,000, toward down payment and closing costs.
• What kind of help. It is a second mortgage at 0% interest, deferred for 30 years. It becomes due if you sell, refinance, transfer the home, or stop living in it as your primary residence. It is not forgivable. That means you will pay it back someday, usually when you sell or refinance.
• How to apply. Through a participating lender. You do not apply directly to the state on your own. Funding is first come, first served while it lasts.

Here is a simple illustration, using my own math. If you buy a home at Duval's median of $345,000 with a first mortgage of $327,750, 5% of that loan is about $16,388. That money could cover a large share of your down payment and closing costs. Principal and interest on the $327,750 first mortgage at 7.24% would be about $2,234 a month, before taxes and insurance. Your real numbers will depend on your loan type, your rate and the program rules on the day you apply.

A word of caution. Florida Housing has warned buyers about scams that use the program's name. Hometown Heroes is offered through participating lenders. Nobody legitimate will ask you to pay a fee to "reserve" Hometown Heroes funds. If someone does, stop and call Florida Housing directly using the contact information on its official website.

The JHFA $100 million bond resolution

On October 27, 2026, the Jacksonville City Council approved, 18 to 1, a resolution that lets the Jacksonville Housing Finance Authority issue up to $100 million in homeowner mortgage revenue bonds to fund mortgages for first time homebuyers. The resolution is now awaiting the mayor's signature. Action News Jax first reported the authority's request on October 14.

According to the city's official legislative record for the resolution, the Neighborhoods, Community Services, Public Health and Safety Committee approved it 7 to 0 on October 19, and the Finance Committee approved it 7 to 1 on October 20. On Tuesday, October 27, the full City Council approved it 18 to 1. The city's record now lists the resolution as awaiting the mayor's signature, and the MyTown civic tracker from The Boring Parts reports the same 18 to 1 approval.

What this means for you: nothing changes for buyers until the mayor signs and the JHFA puts the money to work through its lenders. I will share what I learn about the program terms once JHFA publishes them. I will not guess at rates or eligibility before then.

A six step checklist for public servants

1. Pull your credit. Look for errors and old accounts you forgot about. Fix what you can before you apply.
2. Gather your paperwork. Two years of tax returns, recent pay stubs, bank statements and, for veterans, your Certificate of Eligibility if you plan to use a VA loan.
3. Talk to a participating lender. Ask directly: do you offer Hometown Heroes? Do you work with JHFA programs? Which loan types can I pair them with?
4. Ask about education requirements. Many assistance programs require a homebuyer education course. Your lender will tell you which one applies.
5. Build a full monthly budget. Principal and interest, taxes, homeowners insurance, flood insurance if needed, association dues and the repayment terms of any second mortgage.
6. Choose a home you can maintain. Assistance helps you get in the door. Your paycheck keeps you there. Leave room for repairs.

Hyperlocal Neighborhood Breakdown: Murray Hill, San Marco, Springfield, Arlington and Jacksonville Beach

Last week I covered the Southside and Mandarin. This week I am looking at five different parts of Duval County where public servants often ask me to search. NEFAR does not publish neighborhood level medians in its monthly release, so I am not going to invent them. What I can give you is how I approach each area, what to ask, and what to inspect. If you want current closed sales for any of these neighborhoods, I will pull a custom report from the MLS for you.

Murray Hill

Murray Hill sits on the west side of the urban core, close to Riverside and Avondale. Much of the housing is older, with many smaller homes on established streets. That can be a good match for a first time buyer who wants a manageable size. It also means the inspection matters a great deal. Ask about the roof age, the electrical panel, the plumbing material and whether the home has ever had foundation or drainage work.

One thing to watch: the Emerald Trail's Riverside Link, described below, is planned to begin at Hollybrook Park in the Lackawanna area just west of the urban core. Planned trails are not finished trails, and construction is not expected until 2028. Buy for the home in front of you, not a promise on a map.

San Marco

San Marco sits on the south bank of the St. Johns River, across from downtown. It includes older homes, newer infill and a range of condos. Because condo supply is higher statewide, San Marco condo buyers may find more room to negotiate, but they should also study association finances closely. For single family homes near the river, price flood insurance before you write an offer, and ask the seller about any past water intrusion or claims.

San Marco also connects to the planned Emerald Trail network through the Fuller Warren Bridge shared use path, which links the Riverside side of the river to the Southbank Riverwalk.

Springfield

Springfield, just north of downtown, is one of the city's historic neighborhoods. Many of the homes are much older than the typical Duval house, and some sit inside a historic district with design review rules. Before you buy, ask whether exterior changes like windows, roofing or fencing need city approval. Budget for the realities of an older home: older wiring, older plumbing, settling, and the cost of maintaining wood exteriors.

Older homes can also qualify for wind mitigation help. The My Safe Florida Home program's grants are limited to homes built before January 1, 2008, which would include many older homes in neighborhoods like Springfield. More on that program below.

Arlington

Arlington, east of downtown across the St. Johns River, has a wide mix of housing, from older ranch homes to newer subdivisions. For a public servant who wants more square footage within a budget, it is often worth a look. My checklist there is practical: ask the age of the roof and the air conditioning system, look for cast iron or galvanized plumbing in older homes, and check whether the home sits near a creek or low area that could affect flood insurance.

Jacksonville Beach

Jacksonville Beach is its own city inside Duval County. Near the ocean, insurance can be a bigger part of the monthly cost. Before you fall in love with a beach home, get quotes for homeowners, wind and flood coverage, ask about the home's elevation, and request the most recent wind mitigation report if one exists. If you are looking at a condo near the beach, ask about the building's structural inspection history, its reserves and any planned assessments.

Condos and townhomes across these areas

For many first time buyers, a condo or townhome is the most realistic first step. With the statewide condo supply at 7.7 months, there is room to negotiate. But a low price can hide a high monthly cost. Ask for the association budget, the reserve study, the insurance policy and the last twelve months of meeting minutes. Read them before your inspection period ends. If you do not understand something, call me and we will go through it together.

Good News and Local Infrastructure

The Emerald Trail's Riverside Link moves through design

The Jacksonville Transportation Authority board approved a $2 million contract on March 26, 2026 for the Jacksonville firm Volkert to design the Riverside Link, a 2.3 mile segment of the Emerald Trail. According to the Jax Daily Record and Groundwork Jacksonville, the route is planned to run from Hollybrook Park through Riverside Park and under the Fuller Warren Bridge to Memorial Park, connecting with the Fuller Warren shared use path that leads to the Southbank Riverwalk and San Marco. The Jax Daily Record reported that construction is expected to begin in 2028 at an estimated cost of about $24.6 million.

For homeowners, trails like this are a long term quality of life project, not an overnight change. I share it because it is a confirmed public investment in the urban core, and because buyers often ask me what is planned near the homes they are considering.

My Safe Florida Home is accepting applications

The state's My Safe Florida Home program offers a free wind mitigation inspection to eligible homeowners. According to the program's official FAQ and support center, the inspection is for site built, owner occupied homes with a homestead exemption.

The program also offers grants for hurricane hardening work, such as roof, window or door improvements, with these key rules:

• The home must have been built before January 1, 2008, and the insured value must be $700,000 or less.
• You must complete the program's initial inspection, use a licensed contractor, and be approved before work begins.
• Matching grants pay $2 for every $1 the homeowner spends, up to $10,000. Low income homeowners may qualify for grants up to $10,000 with no match required.
• Approved homeowners have 18 months to finish the work.

For owners of older homes in Springfield, Murray Hill, Arlington and much of the urban core, this is worth a phone call. A wind mitigation report can also help when you shop for homeowners insurance. The program's call center number is listed on its official website.

City Council approved the homebuyer bond

As covered above, the City Council approved the JHFA's $100 million bond resolution 18 to 1 on October 27, and the city's record shows it awaiting the mayor's signature. Once it takes effect, it expands the pool of money available for first time buyer mortgages in Jacksonville.

Upcoming Community Events (October 26 to November 8, 2026)

Every event below was confirmed by at least two sources. Times can change, so check the organizer's page before you go.

• Treats at the Plaza (JaxParks Halloween event). Saturday, October 31, 2026, 11:00 a.m. to 3:00 p.m. Riverfront Plaza, 2 W. Independent Drive, Jacksonville, FL 32202. Free. A trunk or treat event with costume contests. JaxParks posted an update moving the time to 11 a.m. to 3 p.m., which matches Visit Jacksonville; some older listings still show 1 to 5 p.m. Source: JaxParks news and Visit Jacksonville.
• Riverside Arts Market. Saturdays, October 31 and November 7, 2026, 10:00 a.m. to 3:00 p.m. 715 Riverside Ave., Jacksonville, FL 32204, under the Fuller Warren Bridge. Free admission. Local artists, makers, farmers and food vendors. Source: Visit Jacksonville and Jax Events.
• Jacksonville Jaguars vs. Indianapolis Colts. Sunday, November 1, 2026, 1:00 p.m. EverBank Stadium, 1 EverBank Stadium Drive, Jacksonville, FL 32202. Ticketed. The Jaguars' first game at EverBank Stadium since September 27. Source: EverBank Stadium and Jaguars.com 2026 schedule.
• Chuze Fitness Mandarin Run (5K and 10K). Saturday, November 7, 2026, 8:00 a.m. Chuze Fitness, 11740 San Jose Blvd., Jacksonville. Registration $44.79 through October 31 and $50.14 from November 1 to 6. Source: Race Roster and 1st Place Sports.
• Super Girl Surf Festival. Saturday and Sunday, November 7 and 8, 2026. Jacksonville Beach oceanfront, 75 1st St. N., Jacksonville Beach, FL 32250. Free to watch. A professional women's surf competition with festival activities. Check the schedule for daily times. Source: Visit Jacksonville and World Surf League.

I only list events I can confirm twice and that have a clear venue address, so a few popular events did not make this list. If you know of a Murray Hill, San Marco, Springfield, Arlington or beaches event that belongs here, send it my way and I will check it for next week.

Frequently Asked Questions

Who qualifies for Florida Hometown Heroes in 2026?

First time, income qualified buyers who work full time for a Florida based employer in eligible fields such as health care, education, law enforcement and other first responders, public safety and courts, and child care, plus active military members and veterans. You apply through a participating lender, and the lender confirms your eligibility against Florida Housing's current rules and income limits.

How much can Hometown Heroes provide, and do I have to pay it back?

Up to 5% of your first mortgage loan amount, with a minimum of $10,000 and a maximum of $35,000. It is a 0% deferred second mortgage with a 30 year term. It is not forgivable. It becomes due when you sell, refinance, transfer the home, or stop living in it as your primary residence.

What did the City Council decide on the JHFA bond on October 27?

The Jacksonville City Council approved the JHFA bond resolution 18 to 1 on October 27, 2026. It lets the Jacksonville Housing Finance Authority issue up to $100 million in homeowner mortgage revenue bonds to fund first time buyer mortgages. The city's record shows it awaiting the mayor's signature. Program details for buyers will come from JHFA.

Did mortgage rates go down on October 29?

Yes, slightly, for the second week in a row. Freddie Mac reported the 30 year fixed average at 7.24% on October 29, 2026, down from 7.32% the week before. On a $276,000 loan, that is about $15 a month less in principal and interest, by my math. Rates remain well above last year's 6.17% average.

Can I get a free wind mitigation inspection in Jacksonville?

If you own and live in a site built home with a homestead exemption, you may qualify for a free inspection through the state's My Safe Florida Home program. Grants for hardening work have additional rules, including a home built before January 1, 2008 and an insured value of $700,000 or less. Check the program's official website for current availability.

Is Duval County a buyer's market or a seller's market right now?

Neither, really. Duval had a 3.8 month supply of single family homes in September and a 29 day median time on market. That is a fairly balanced market. Buyers have choices, and well priced homes still sell. Condos statewide are softer, with a 7.7 month supply.

Contact Keith

Keith Jones Sr, Broker and Owner (ABR, MRP), Public Services Realty, Florida broker license BK3328013. Call or text 904.554.8560 or email keithjonessr@gmail.com. Read last week's report: Southside Jacksonville Market: Week of October 19, 2026. Learn more about Keith.

Linked Sources

• Freddie Mac Primary Mortgage Market Survey, October 29, 2026
• FRED: 30 year fixed rate mortgage average
• NEFAR, September 2026 market release
• Jax Daily Record, October 8, 2026
• Florida Politics, October 12, 2026
• Florida Realtors, September and third quarter 2026 report
• Florida Housing, Hometown Heroes Program
• WFLA, Hometown Heroes relaunch
• Tampa Bay 28, Hometown Heroes reopens
• City of Jacksonville legislation file for the JHFA bond resolution
• Action News Jax via Yahoo News, JHFA asks city for $100M in bonds, October 14, 2026
• City of Jacksonville, City Council meeting record, October 27, 2026
• MyTown by The Boring Parts, Jacksonville City Council tracker
• Jax Daily Record, JTA approves $2 million Emerald Trail contract, March 26, 2026
• Groundwork Jacksonville, Riverside Link
• My Safe Florida Home, FAQ
• My Safe Florida Home Support Center, inspection eligibility
• JaxParks news, Treats at the Plaza update
• Visit Jacksonville, Treats at the Plaza
• Visit Jacksonville, Riverside Arts Market
• EverBank Stadium event schedule
• Race Roster, Chuze Fitness Mandarin Run
• World Surf League, Super Girl Surf Festival