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I've seen a lot of buyers in Duval County try to wait out the housing market, hoping for a drop in prices or a better deal down the road. But higher borrowing costs are making that strategy more expensive—if you wait, your monthly payments could end up higher if financing rates stay where they are or climb further. Even when home prices dip, it's usually not enough to balance out those rising financing costs. So, holding out for a 'cheaper' home doesn't always mean you'll pay less overall.

That said, there are still real chances to negotiate, especially in neighborhoods where we've finally got a bit more inventory and sellers are working harder for every offer. For military and VA buyers, it's more important than ever to look at the full picture: what you're paying now, what your loan terms look like, and where you've got room to negotiate—not just the interest rate on paper. I always tell my clients, the best move is the one that fits your real-world needs, not just the numbers on a spreadsheet.

Seeing mortgage rates hang above 7% isn’t exactly what buyers hope for, especially those of us working with VA loans or military families who have to plan every move with precision. Lately, as the Fed signals more moves and Treasury yields climb, I’ve noticed affordability is weighing heavy on everyone’s minds. Here’s what’s working for some of my clients: building in a rate cushion—plan for rates to shift by about half a point in the next 3 months, three-quarters in 6 months, and maybe a full point over a year. Timing can make a difference, too. Buyers who wait until early Q4 often see homes priced about 5% lower than those who buy in late Q2, and there’s less competition, which means you get more room to negotiate. With about a five-month supply on the market recently, there’s been real bargaining power out there—whether that’s on price, closing costs, or discount points. Even if you’re still on the sidelines, the long game is about inflation cooling off and mortgage costs hopefully easing up. I always tell military buyers in Duval: knowing when to move, and how to negotiate, matters just as much as finding the right house.

Florida’s real estate market doesn’t follow the usual playbook. Unlike the four-season markets up north, we’re shaped by weather swings, waves of tourists, and a big population of seasonal residents—way more than just the school calendar. Over my years working with VA buyers and military families in Duval County, I’ve seen buyer demand climb from late fall through mid-spring, with the real action peaking mid-winter to early spring. That’s when you’ll notice more showings and, often, faster sales.

But once summer rolls in and hurricane season starts making headlines, things slow down. If you’re thinking of selling, being flexible on timing can help—sometimes it pays to list before the summer lull or as demand picks back up.

Remember, in Florida, it’s not just about school schedules. Retirees, insurance quote timing, and even the rhythm of PCS moves can all tip the scales. The best chance for a quick sale is late fall to early spring, but with the right price and solid presentation, I’ve seen homes sell any time of year. Timing helps, but it isn’t everything. That’s especially true for military families, who often can’t wait for the perfect window. If you need the real facts on local timing, I’m always here to talk it through—straight answers, no runaround.

Seeing asking prices tick down this fall isn’t just a headline—it’s what I’m watching unfold here in Duval County. Nationwide, we’ve seen median listing prices per square foot drop about 2% compared to last year, marking nearly a year of steady declines. After years of the market running hot, sellers are finally adjusting their expectations, especially as buyers face higher mortgage rates and a little more economic uncertainty. That means more folks are taking their time, weighing their financing, and making sure their next move makes sense.

For military and VA buyers, this shift matters. Sellers are a bit more willing to negotiate before the usual winter slowdown hits, and an expanded housing supply means you actually get to compare options—sometimes in neighborhoods that felt out of reach just a few months back. After helping so many military families find the right fit, I can say: now’s one of those windows where patience and a sharp eye for value really pay off.

Lately, I’ve noticed more builders in the Duval County area adjusting their approach—especially when it comes to pricing homes for buyers who care about monthly payments. Early in Q3 2026, 53% of new single-family homes nationwide sold below $400K (up from 50% last year). The median landed at $393.8K, while the average price climbed to $508.8K. But that doesn’t mean prices are dropping across the board. What’s really happening is builders are focusing on smaller, entry-level homes, while a handful of high-end sales keep the average up. In fact, homes between $300K and $399.9K made up about 34% of sales in early Q3, compared to 28% in late Q2. At the same time, the $400K–$1M range saw less action, while there was actually a bump in homes over $1M.

Now, as someone who’s walked a lot of VA buyers through the numbers, I’ll tell you: sticker price isn’t the whole story. You want to check price per square foot, lot size, HOA fees, property taxes, insurance, upgrades, builder incentives, and even how the home appraises. What you pay up front isn’t always what you end up paying. If builders keep seeing high payment pressure and there’s still a solid supply of new homes, I wouldn’t be surprised to see more sub-$400K options coming up—especially in markets like ours where every dollar counts for military families. Stay sharp, compare all the angles, and don’t just focus on that list price.

We're seeing a big shift in how sellers are negotiating across the country: in the rolling 3-month period ending Mid-Q3, around 45% of US home sales involved some kind of seller concession—the highest we've seen for this time of year since at least 2020. That’s up from about 43% a year ago. For buyers, especially those navigating a crowded market with more inventory and less competition, that extra leverage can make all the difference.

Seller concessions these days aren’t just about dropping the price. We’re talking help with repairs, covering closing costs, and even mortgage-rate buydowns—real, practical ways to bring down those upfront expenses. About 16% of homes sold in Mid-Q3 combined a price reduction with a concession, giving buyers multiple angles to cut their entry costs.

If you’re VA-eligible or part of a military family in Duval County, this kind of market flexibility can be a game-changer. Knowing which concessions to look for—and how to negotiate them—matters more than ever. That’s the kind of detail I keep an eye on for my clients, making sure you don’t just get a deal that looks good on paper, but one that actually works for your needs.