I've been keeping a close eye on the starter-home market, and lately, things have shifted: more affordable listings are popping up, price cuts are happening, and those wild bidding wars are starting to cool off. The result? Sales in the starter-home segment have dipped by 5.4%. Meanwhile, luxury sales actually climbed 6.2%. High mortgage rates—right around 6.8%—are still making homeownership a stretch for many, but for buyers, there's finally a little breathing room and less competition to worry about. For my fellow VA buyers and military families in Duval County, this means there are new opportunities (and fewer headaches) as you look for your next place. Having helped over 100 families find the right fit, I know how important timing and leverage are—especially when the market shifts in your favor.

When you’re eyeing those starter homes, it’s easy to focus just on the sticker price—but that’s only half the picture. Over the years working with VA buyers and military families here in Duval County, I’ve seen plenty of folks surprised by the real monthly costs: HOA dues, insurance, taxes, and those pesky assessments that can sneak up on you. Sometimes, that lower-priced home ends up costing more each month than you’d expect. Affordability and livability go hand in hand, especially for buyers who need their dollars to work hard and their move to make sense for their lifestyle. Getting the whole story—beyond just the list price—is where some straight talk and local experience really make a difference.

If you’ve been tracking the market, you probably saw that the U.S. median price for single-family homes hit $418,610 in July 2026—up nearly 4% from last year. Mortgage rates have climbed to 6.66%, which means buyers are feeling the squeeze more than ever. And if you think Duval County prices are steep, just look at Washington, D.C., where the median is a staggering $1,342,343.

After nine years helping VA buyers and military families sort through numbers like these, I’ve learned it takes more than headlines to make a smart move. Stats tell one story, but what matters is how you use them to fit your real life and your budget. Whether you’re new to the area or just want to know what these trends mean for your situation, I’m here to give it to you straight—no guesswork, no fluff, just the kind of practical advice that actually helps you land the right home.

Navigating the process of buying and selling a home at the same time is a challenge many of my clients face—especially in the Northeast Florida market. Having guided families through these transitions, I’ve learned that the right strategy makes all the difference. If you sell first, you’ll have a clear budget for your next purchase, though you may need temporary housing. Choosing to buy first offers more time to find the perfect new home, but it can mean carrying two mortgages for a period. Contingent offers can help manage risk, but they’re not always attractive to sellers. With careful planning and a flexible mindset, you can move forward with confidence. As someone who’s built a career on discipline and integrity, I’m committed to helping you streamline this complex process—especially for military families and VA buyers who need a high-trust, mission-focused approach.

As someone who’s closely tracked shifting markets in Northeast Florida, I know many of you are holding out hope that homebuying will become more affordable in the next few years. Looking ahead to 2027, current projections indicate mortgage rates will likely remain around 7%, and home prices could rise another 2.2%. These increases, fueled by ongoing inflation and high building costs, mean affordability may remain a challenge—even if we see a dip in prices during 2026. My years navigating changing conditions, both in the Navy and in real estate, have taught me that preparation and clear-eyed planning are essential, especially for those pursuing waterfront and luxury homes or making strategic decisions about when to buy or sell. I’m committed to providing you with the insight and steady guidance you need to make smart moves, no matter the market landscape.

There’s big news unfolding in St. Johns County—two massive neighborhood projects are on the table that could introduce as many as 41,000 new homes. Thanks to Florida’s Agricultural Enclave law, these developments could see limited oversight if the land is at least 75% surrounded by existing growth. Local officials are already voicing concerns about how this scale of expansion could impact infrastructure and quality of life. As someone who has spent years guiding clients through Northeast Florida’s evolving real estate landscape, I’m always watching these shifts closely—especially for those considering waterfront living or luxury properties. Change is the only constant in our market, and understanding how these potential projects may shape our communities is key to making informed decisions.