Momentum Research
How Jacksonville Sellers Actually Pick a Listing Price
Half of Jacksonville resale sellers now list at an exact multiple of $5,000. What 26 years of closings show about round prices versus $329,900.
Featured
What Day Jacksonville Homes Actually Close On
A third of Jacksonville home closings land on a Friday, and that has not moved in 26 years. What did change is the month-end crunch, and only on resale.
Momentum Research
What “Waterfront” Is Actually Worth in Northeast Florida
A waterfront home in Northeast Florida closes 18% above inland per square foot. That blend hides a range from 10% on a pond to 141% on the ocean.
Momentum Research
Only the Biggest Homes in Northeast Florida Still Cost More Per Square Foot Than They Did in 2023
Only Northeast Florida's largest homes cost more per square foot than in 2023. The 3,400 sqft and up band is up 10% while five smaller bands sit flat.
Momentum Research
Four Out of Five Jacksonville Listings That Advertise an Assumable Mortgage Do Not Sell With One
Northeast Florida listings advertising an assumable mortgage rose 5.5x since 2023, but only 17.8% of them actually closed with an assumed loan.
Momentum Research
The Median Days-on-Market Figure Describes Almost No Actual Sale
Northeast Florida homes go under contract in a median 38 days and close in 78. Under 10% of sales land near that median, and the extremes dominate.
Momentum Research
Distance From Downtown Barely Moves the Price. Direction Moves It 2.4x.
Homes 15 to 30 miles from downtown Jacksonville run $177 to $416 a square foot depending only on which direction you drive. Distance barely matters.
Momentum Research
The Slowest Homes in Northeast Florida Are New Ones Nobody Ordered
Finished builder inventory in Northeast Florida takes a median 106 days to sell against 35 for a resale, and has been slower every year since 2001.
Momentum Research
More Northeast Florida Sellers Are Advertising That There Is No HOA
The share of Northeast Florida single family listings advertising no HOA rose from 5.2% to 7.9% in six quarters. Mentions of no CDD stayed flat.
Momentum Research
The Fourth Bedroom Stopped Costing Extra in Northeast Florida
A four bedroom home in Northeast Florida cost 21% more per square foot in 2011. Since 2019 the premium over a three bedroom has been effectively zero.
Development
St. Johns County Certified Two Agricultural Enclaves and Delayed the Big One
St. Johns County certified Heritage East and Heritage West on Aug. 19, 2026 in 3-2 votes. The 4,462 acre Davis family application was continued to Sept. 1.
Momentum Research
Northeast Florida Buyers Traded the Condo for the Townhouse
Townhomes passed condos in Northeast Florida in 2022 and now take 10.8% of closings against 6.7%. Median townhouse $276,000, median condo $225,000.
Momentum Research
Don't Let Your Listing Fail. Recovery Takes More Than Half a Year.
Relisted Northeast Florida homes took a median 196 days to sell in 2026 against 37 on the first listing. The cost is time, not a much lower price.
Momentum Research
The FHA Closing Delay Has Nearly Disappeared
Median days from contract to closing in Northeast Florida: cash 24, conventional 33, FHA 34, VA 33 in 2026. The old FHA delay gap has all but closed.
Development
St. Johns County Sends a $100 Million Conservation Bond to November Voters
St. Johns County commissioners voted 3 to 2 on Aug. 18 to put a $100 million conservation bond on the November ballot, funded by a levy of up to 0.15
Momentum Research
Florida Does Not Have an Inventory Glut. Its Condo Market Does.
Florida single-family supply is tightening while condo supply balloons. In Northeast Florida condos now take 55 percent longer to sell than houses.
Momentum Research
Builders Now Pay Buyer Costs More Often Than Homeowners Do
Seller concessions now appear in 43 percent of Northeast Florida closings. Builders pay them more often than homeowners, at a median of $14,456.
Momentum Research
Northeast Florida Home Sales by Month, 25 Years in Three Heat Maps
Three heat maps of Northeast Florida home sales by month since 2001: existing homes peak in June, new construction peaks in December, from realMLS data.
Momentum Research
New and Existing Homes Sell on Opposite Calendars
Existing homes in Northeast Florida peak in June; new-construction closings peak in December. Here is the month-by-month calendar for buyers and sellers.
Development
Jacksonville Approves 110 Homes at the Former Kings Trail Elementary Site
Jacksonville City Council approved rezoning for up to 110 new homes at the former Kings Trail Elementary site on Old Kings Road South in San Jose.
Momentum Research
What Overpricing a Home Costs in Northeast Florida
About 45% of Northeast Florida sellers cut their asking price in 2026. Those who did sold in 93 days at 92% of ask, vs 13 days at 99% for the rest.
Momentum Research
Northeast Florida Is Not One Housing Market
A typical single-family home ranges from about $265K in Putnam to $570K in St. Johns in 2026. See median prices across all six Northeast Florida counties.
Momentum Research
The Homes Selling in Northeast Florida Keep Getting Older
The typical home selling in Northeast Florida is now about 20 years old, up from 9 to 10 during the mid-2000s building boom. Here is why, per realMLS data.
Momentum Research
What a Square Foot of Northeast Florida Costs in 2026
A square foot of Northeast Florida home costs a median $201 in 2026, up from $73 in 2001, while the typical home size barely changed since then.
Momentum Research
How Long Homes Take to Sell in Northeast Florida in 2026
Homes in Northeast Florida took a median of 38 days to sell in 2026, up from a record-low 18 in the 2021 frenzy but close to the pre-pandemic pace.
Momentum Research
St. Johns County Weighs 5,400 Acres of New Development Under a New State Law
St. Johns County is weighing Agricultural Enclave applications that could open about 5,400 acres to housing, with a public hearing set for Aug 18, 2026.
Momentum Research
FHA and VA Loans Are Back to a Third of Northeast Florida Home Sales
FHA and VA loans now make up about a third of Northeast Florida home sales, near a post-2008 high, while all-cash buying has cooled to a quarter.
Housing Market
Shadow Inventory and the Builder Discounts That Never Show on Paper
Florida is not short of housing. It is mismatched, and the discounts builders are already giving never reach the public price record.
Momentum Research
Northeast Florida Home Sales Stopped Falling
Northeast Florida home sales rose about 2 percent in the first half of 2026, the first year over year gain since the 2021 peak, per realMLS data.
Press Release
Builder Incentives Now Outnumber Price Cuts Nearly Two to One
New analysis: 63% of builders used incentives in July 2026 against 37% cutting prices, and those discounts never reach the public price record.
Momentum Research
New Homes Are Shrinking. Used Homes Are Growing.
New construction in Northeast Florida has shrunk to a median 2,117 sq ft while the typical resale hit a 25 year high. Momentum Research, from realMLS data.
Downtown Jacksonville
Jacksonville Reworks Incentives for the Downtown Publix Tower
Jacksonville is reworking a nearly 50 million dollar incentive package for the 14 story Publix tower at Pearl Square. What it means for downtown housing.
Momentum Research
In 2001, 8 in 10 Northeast Florida Homes Sold Under $200,000. Now It Is About 1 in 8
In 2001, 8 in 10 Northeast Florida homes sold under $200,000. Today it is about 1 in 8. Momentum Research on a 25 year repricing, from realMLS data.
Downtown Jacksonville
AC Hotel by Marriott Moves Toward Construction in Downtown Jacksonville
A six story AC Hotel by Marriott is moving toward construction in Downtown Jacksonville, with the parking deck now under city review, per the Daily Record.
Market Data
The Month You List Still Decides How Fast Your Home Sells
Across 25 years of realMLS data, Northeast Florida homes listed in April sell in a median of 34 days. Homes listed in November take 49, about 44% longer.
Market Data
The Best Day to List Your Home Is Thursday
Across 25 years of realMLS data, Northeast Florida homes that went live on Thursday captured the most of their asking price and sold the fastest.
Momentum Research
Houses keep setting records. Condos are the one thing losing value.
Single-family homes in Northeast Florida just set a record while the typical condo is down about 13% from its 2023 peak.
Housing Market
Prices Are Near a Record. So Why Do Most Sellers Take Less Than They Ask?
In 2025, 77.5% of Northeast Florida homes sold below their original asking price, the highest share since 2011, even with prices near a record high.
Development
Jacksonville Attainable Housing: Roosevelt Commons Plans 124 Homes on the Eastside
A Jacksonville nonprofit plans Roosevelt Commons, a 124 home attainable housing community on the Eastside, with prices set from 160,000 to 240,000 dollars.
Momentum Research
The New-Home Premium Just Vanished in Northeast Florida
For 25 years a new home in Northeast Florida cost more per square foot than a used one.
St. Johns County
A St. Johns County Rezoning Would Trade 332 Approved Homes for 81 Estate Lots at Sandy Creek
A St. Johns County rezoning would swap 332 approved homes for 81 estate lots and a marina at Sandy Creek, as a new state land law reshapes the county.
Housing Market
Fewer Buyers, Higher Prices: The Northeast Florida Housing Paradox
The median says Northeast Florida home prices jumped 8% in June - but the same homes that sold twice rose just 2.9%.
Momentum Blog
North Jacksonville Housing Market Update — July 2026
A real, no-fluff July 2026 housing market update for North Jacksonville from a local agent.
Mindset
Eight Business Lessons from a Pokémon Tournament
I won the Pokémon World Championship at 10. Twenty years later I flew to Salt Lake City to try it again. Eight business lessons from nine rounds.
Housing Policy
Florida Just Put Real Money Behind Housing. Here Is How to Use It.
Florida's 2026-27 budget and two new housing laws took effect July 1.
Jacksonville Market
Jacksonville Housing Market Update: July 2026
Jacksonville's median home price is holding near $300K while buyers gain real leverage above $500K and in new construction.
Housing Market
It's Not a Housing Shortage. It's an Affordability Crisis.
The headlines say housing shortage. The data says the opposite.
Momentum Blog
Why I’ve Called Jacksonville’s Intracoastal West Home for 26 Years
A local agent's honest guide to living in Intracoastal West, Jacksonville: the neighborhoods, schools, commuting, waterfront lifestyle, and what 26 years
Housing Market
The Housing Shortage Myth Is Collapsing: What the 2026 Data Really Shows
The housing shortage is a myth. New-home supply is above 10 months, prices are falling across the Sunbelt, and buyer demand is near 2008 lows.
Mindset
The Golden Mindset & Results Formula
One thing separates the agents who win in a shifting market from the ones who fold: mindset.
Momentum Blog
Why Families Are Falling in Love With the Northside of Jacksonville, Florida
A local agent's honest take on life in North Jacksonville: the growth, the hometown charm, the hidden trails and waterfront drives, and why so many
Momentum Blog
Why Buyers Are Falling in Love With the Northside of Jacksonville, Florida
A local agent's honest take on life in North Jacksonville: the growth, the hometown charm, the hidden trails and waterfront drives, and why so many
Brokerage
Why We Keep Turning Down Offers to Buy Momentum
A few companies have tried to buy Momentum. We said no every time.
Momentum Blog
Things to Do in Ponte Vedra Beach (2026)
Ponte Vedra Beach packs world-class golf, quiet pink-sand beaches, a renowned concert hall, and a polished dining scene into a compact coastal town.
Momentum Blog
The Cost of Living in Ponte Vedra Beach (2026)
The real cost of living in Ponte Vedra Beach — home prices, St. Johns County property taxes, insurance, and HOA/club dues.
Momentum Blog
The Best Neighborhoods in the Jacksonville Beaches (2026)
The best Jacksonville Beaches neighborhood depends on who you are: walkability-seekers gravitate to Neptune Beach and the Beaches Town Center; families
Momentum Blog
The Best Neighborhoods in Ponte Vedra Beach (2026)
The best neighborhoods in Ponte Vedra Beach, ranked by who you are — families, retirees, executives, boaters, and luxury buyers — with prices, schools
Momentum Blog
The Best Golf Communities in Ponte Vedra Beach (2026)
The best golf communities in Ponte Vedra Beach, ranked — Marsh Landing, TPC Sawgrass, Sawgrass Country Club, and The Plantation — by amenities
Momentum Blog
Retiring in Ponte Vedra Beach (2026)
Ponte Vedra Beach is one of Florida's most appealing luxury-retirement destinations — championship golf, low-maintenance condos and villas
Momentum Blog
Ponte Vedra Beach vs. Jacksonville Beach: Which Is Right for You? (2026)
The short answer: choose Ponte Vedra Beach for top-rated St. Johns County schools, golf and gated luxury, and a quieter, more upscale feel; choose
Momentum Blog
Ponte Vedra Beach Schools Guide (2026)
A complete guide to Ponte Vedra Beach schools — St. Johns County's top-rated public schools, the zone-to-neighborhood map, ratings, and how school
Momentum Blog
Ponte Vedra Beach Real Estate Market Report — Q2 2026
The latest Ponte Vedra Beach real estate market report — median prices, inventory, days on market, and list-to-sale ratio, updated quarterly
Momentum Blog
Moving to the Jacksonville Beaches: The 2026 Relocation Guide
The Jacksonville Beaches offer a walkable, more attainable Atlantic beach lifestyle than Ponte Vedra — three Duval County beach towns, no state income
Momentum Blog
Moving to Ponte Vedra Beach: The 2026 Relocation Guide
A complete relocation guide to Ponte Vedra Beach, FL — cost of living, schools, commute times, neighborhoods by need, and the buying process
Momentum Blog
Jacksonville Beaches Schools Guide (2026)
The Jacksonville Beaches are in Duval County, anchored by the Duncan U.
Momentum Blog
Jacksonville Beaches Real Estate Market Report — Q2 2026
As of mid-2026, the Jacksonville Beaches remain a seller-favorable but rebalancing market, with median sale prices ranging from about $640K in Atlantic
Momentum Blog
Jacksonville Beach vs. Ponte Vedra Beach: Which Should You Choose? (2026)
The short answer: choose the Jacksonville Beaches for a walkable, more attainable beach-town lifestyle in Duval County; choose Ponte Vedra Beach
Momentum Blog
Homes Near Mayo Clinic in Ponte Vedra Beach (2026)
Ponte Vedra Beach is the premier place to live near Mayo Clinic's Jacksonville campus — much of the area sits roughly 5 miles and a short drive
Momentum Blog
Executive Relocation to Ponte Vedra Beach (2026)
Ponte Vedra Beach is built for executive relocation — no state income tax, Florida's 1-rated school district, easy access to JAX airport
Momentum Blog
Atlantic Beach vs. Neptune Beach: Which Is Right for You? (2026)
The short answer: choose Atlantic Beach for larger lots, quiet canopy roads, and a golf option; choose Neptune Beach for a compact, walk-to-everything
Housing Market
There Is No Housing Shortage. There Is a Buyer Shortage.
The media says there is a seller shortage. The data shows the opposite: a buyer shortage.
Leadership
What I Learned in a Room Full of Millionaires
Raw notes from a GoBundance event in Detroit, a room full of net-worth millionaires.
Momentum Blog
Tax Implications of Selling a House in Florida
A plain-English look at taxes when you sell a house in Florida: capital gains, the primary-residence exclusion, no state income tax, 1099-S
Momentum Blog
Selling a Water-Damaged House in Jacksonville
Sell a water-damaged or flood-damaged house in Jacksonville: mold and insurance issues, Florida disclosure, repair vs. as-is cash sale, and how to move
Momentum Blog
Selling a Rental Property With Tenants in Jacksonville
How to sell a tenant-occupied rental in Jacksonville: leases survive the sale, notice and estoppel, selling occupied vs. vacant, and a fast cash option
Momentum Blog
Selling a House With Foundation Problems in Jacksonville
How to sell a Jacksonville house with foundation problems: repair vs. sell as-is, Florida disclosure rules, what it does to your price, and a fast cash
Momentum Blog
How to Stop Foreclosure in Florida
How to stop or avoid foreclosure in Florida: the judicial timeline, reinstatement, loan mods, selling with equity, short sales, a cash offer, and free HUD
Momentum Blog
How to Sell a House in Probate in Florida
Selling a house in Florida probate: the personal representative's role, court approval, multiple heirs, timelines, and a fast as-is cash option
Leadership
Two Mental Models That Could Change the Game
Two mental models from a private retreat with high performers: the Victim, Villain, or Hero question that creates instant clarity, and the Achievement vs.
Housing Market
Accidental Landlords and the 2026 Housing Affordability Crisis
Why homes cost more than the 2006 peak: the data behind the 2026 affordability crisis, from accidental landlords to Sun Belt fire sales and what breaks it.
In the News
Momentum Realty Featured in the Jacksonville Business Journal
The Jacksonville Business Journal featured Momentum Realty: how two former investment bankers built a Jacksonville brokerage to nearly 280+ agents
Leadership
I Hired the Wrong Agents for Three Years
Production history is the wrong hiring signal. Jon Brooks on the fixed versus growth mindset framework behind how Momentum hires, and the two interview
Leadership
Pick The Wrong Role Model And You'll Build The Wrong Business
Whoever you model determines the level of results you can create.
Housing Market
Jacksonville's Inventory Didn't Disappear. It Moved.
Jacksonville's active listings are down about 22% year over year, and the housing-crash crowd is reading that wrong. The inventory didn't vanish.
Momentum Blog
The DeSantis property tax plan, and what $250,000 would do to your Florida bill
DeSantis called a June 2026 special session to put a $250,000 homestead exemption on the November ballot.
Agent Economics
Why Real Estate Agents Are Mostly Broke: The Honest Income Math
The median agent earns $56,620 and most net under $20K after expenses. The honest income math, the tax trap, and how much top agents actually make.
Market Data
Why Only 15% of 30-Year-Olds Are Married and Own a Home in 2026
Only 15% of 30-year-olds are married and own a home in 2026, down from over 50% in 1970.
Market Report
Jacksonville Real Estate Market Report, 2026
What the Jacksonville housing market looks like in 2026: median sale price, months of inventory, days on market and how much room buyers have to negotiate.
Leadership
Stop Being the Hero. Start Being the Boss.
In the beginning you wear every hat. The trap is staying there too long.
Agent Strategy
The Real Estate Agent SEO Playbook: Every Site You Should Be On
The platforms every real estate agent should claim, in order of ROI.
Affordability
The Jacksonville Affordability Index 2026
How affordable Jacksonville actually is in 2026. Housing price-to-income ratios, monthly cost breakdowns, and how Jacksonville compares to Tampa, Orlando
Buyer Education
The Hidden Costs of Buying in Northeast Florida
The real costs of buying a Jacksonville home in 2026. CDD bonds, insurance, HOA fees, flood insurance, and the line items most buyers don't see coming
Relocation
Moving to Ponte Vedra Beach: What You Actually Need to Know
What you actually need to know before moving to Ponte Vedra Beach.
Relocation
Moving to Jacksonville, FL: The Honest Guide
What you actually need to know before moving to Jacksonville.
Living Guide
Living in San Marco, Jacksonville
What living in San Marco, FL is actually like. Historic homes, walkable square, top elementary school, riverfront, and the restaurant scene that makes it
Living Guide
Living in Mandarin, Jacksonville
What it's really like to live in Mandarin, FL. Schools, prices, restaurants, commute, and why long-time Jacksonville families keep coming back to this
Living Guide
Living in Atlantic Beach, Florida
What it's like to live in Atlantic Beach, FL. Beach lifestyle, walkable town center, schools, prices, and the trade-offs of choosing the most established
Schools Guide
Best Jacksonville Neighborhoods for Schools in 2026
The honest guide to the Jacksonville neighborhoods with the public schools. School zones, commute, what each area costs, and the trade-offs in 2026.
Golf Communities
Best Jacksonville Golf Communities Under $1.5M
The best private and semi-private golf communities in Jacksonville under $1.5M.
Strategy
The Market Isn't the Problem. You Are.
Half the agents complaining about this market right now were never going to make it in any market.
Leadership
How to Build an Empire: Hire Talent That Builds It With You
The 5 people closest to you set your ceiling. The two kinds of people worth having on a team, the hiring mistakes that quietly cap your growth, and how
Momentum Blog
Northeast Florida Real Estate, May 2026
Latest May 2026 Northeast Florida real estate market data from Momentum Realty.
Momentum Blog
Jacksonville property tax in 2026, and what the $250,000 plan would change
What Duval County homeowners actually pay in property tax in 2026, why the seller's bill misleads buyers, and how much the proposed $250,000 homestead
Seller Guide
How to Sell a Home in Jacksonville FL in 2026
A step-by-step guide to selling your home in Jacksonville FL, from pricing and prep to closing. What the current market means for sellers in 2026.
Buyer Guide
How to Choose a Real Estate Agent in Jacksonville FL
What to look for when choosing a real estate agent in Jacksonville FL, the questions to ask, the red flags to avoid, and what separates great agents
Buyer Guide
How to Buy a Home in Jacksonville FL in 2026
A complete guide to buying a home in Jacksonville FL in 2026, from getting pre-approved to closing day. What buyers need to know about today's market.
Buyer Guide
First-Time Home Buyer Guide, Jacksonville FL 2026
Everything first-time home buyers in Jacksonville FL need to know, from down payment assistance programs to what the process actually looks
Industry
The Real Reason REAL Bought RE/MAX
REAL bought RE/MAX for one reason: survival. And agents may end up paying the bill. Here's what's actually happening in the brokerage consolidation game.
Mindset
The Smartest Agents Aren't Winning Right Now
Learning feels like progress. It gives you a hit. Makes you feel sharp. But it's fake progress. Here's what actually separates the agents who win.
Housing Market
The 80% Housing Shortage Mistake
For five years we were told America had a 5–7 million home shortage. JP Morgan just revised that estimate to 1.2 million. That's an 80% miss.
Market Data
How Do You Rank? 2025 realMLS Agent Statistics
12,000 active realtors in Northeast Florida. 74% produce less than 4 sales a year.
Housing Market
Recent Lessons & Home Prices That Went Too Far
In Jacksonville alone, some neighborhoods are already down 10–20%. Here's what the data says about where prices overshot, and what comes next.
Momentum Realty
$3,500,000,000 in 5 Years
When we started, we had four agents and a simple goal. Today, 270 agents have closed more than $3.5 billion in sales and served 8,500+ families.
Housing Market
The Housing Market Didn't Slow Down, It Froze
Markets cool when activity slows gradually. What we're seeing now is not a slowdown, it's a freeze.
Housing Market
Employment Just Cracked. Housing Is Next.
Everyone is watching interest rates. They're missing the real driver of housing: employment. And that's where the cracks are forming.
Housing Market
The Rental Market Narrative Just Changed
For years we were told: soaring rents, not enough supply, impossible conditions for renters. The data coming out now tells a completely different story.
Housing Market
Builder Panic: 22% Price Drops and It's Getting Worse
Homebuilders are getting desperate. Lennar and other major builders are slashing prices by up to 22%, offering massive agent commissions, and using
Housing Market
Home Purchase Cancellations Jump 15%
Buyers are walking away from contracts at the highest rate in years. What's driving the surge in cancellations, and what it means for the market ahead.