8 Questions Northeast Florida Buyers and Sellers Are Asking Now

Right now the questions come down to a few things. Is this a buyer's market? What will my payment be at 7.4%? What will insurance, CDD fees and taxes add? And on the seller side: should I wait, and why is my house sitting? Here are straight answers to each, with the numbers and where they came from.

For buyers

1. Is it a buyer's market in Northeast Florida?

It's closer to balanced than it has been in years. In September the six-county region had 6,287 homes for sale, about a four-month supply. The median home sat 36 days. In Clay County the supply was 4.4 months and the median home sat 48 days. Those are NEFAR numbers reported by News4Jax on Oct. 8, 2026.

Prices haven't dropped. The regional median was $399,000, up 1.1% from August. What you get is more time and more room to negotiate repairs or closing costs.

2. What will my payment be at today's rates?

Freddie Mac's weekly survey had the 30-year fixed at 7.40% on Oct. 15, 2026. A year earlier it was 6.27% (Freddie Mac PMMS, Oct. 15, 2026).

On Clay County's $355,000 single-family median with 10% down, principal and interest comes to about $2,212 a month at 7.40%. At last year's 6.27% it was about $1,971. That's roughly $241 a month more for the same house, before taxes, insurance and any HOA or CDD. Your rate depends on your credit, loan type and points, so get a real quote from a lender.

3. What is a CDD, and how much will it cost me?

A Community Development District pays for the roads, water lines and amenities in many newer neighborhoods. You repay it through a yearly assessment on your property tax bill. If you escrow, it's part of your monthly payment.

A local lender puts the range at "a few hundred dollars to several thousand dollars a year." Two homes on the same street can have different amounts (North Star Mortgage, Oct. 3, 2026). A $2,400 yearly CDD adds about $200 a month.

Don't guess. Pull the current tax bill for the exact address on the county tax collector's site before you make an offer. If a listing doesn't say, I'll find it.

4. How much will insurance add, and what about flood?

Florida's average homeowners premium hit $8,292 in 2025, up 18% from 2024, according to Insurify's March 2026 report. Your quote depends on the roof's age, the home's construction, the wind mitigation features and the flood zone. Get a quote from an insurance agent during your inspection period, not after.

Flood insurance has a deadline to watch. The National Flood Insurance Program is authorized through Dec. 11, 2026. If Congress lets it lapse, new flood policies can't be issued until it's renewed, according to the Congressional Research Service (Sept. 11, 2026). If you're buying in a flood zone and your lender requires flood coverage, a lapse can hold up a closing. Ask your agent and lender about timing now.

5. Will Amendment 3 lower my property taxes?

It's on the Nov. 3 ballot and needs 60% to pass. Here's what it does, per the Volusia County Property Appraiser's explainer:

• The homestead exemption on non-school taxes would rise to up to $150,000 in 2027 and up to $250,000 in 2028. Today the total exemption is up to $51,411.

• To get the higher amount, you need to be a permanent Florida resident by Dec. 31, 2026. Newer residents start at $50,000 and qualify for the larger amount after four years of homestead.

• The yearly assessment cap on non-homestead property (rentals, second homes, land) would drop from 10% to 5% for non-school taxes.

I'm not taking a side on this one. I'll cover the details in a separate post next week. For your own numbers, talk to your county property appraiser or a CPA.

For sellers

6. Should I sell now or wait?

That depends on your timeline, not the headlines. Here are the facts to weigh. Clay's median sold price was $340,000 in September across all residential types, against $338,000 a year earlier, per our MLS (Flexmls, pulled Oct. 19, 2026). That's flat. Rates are higher than a year ago, which shrinks the buyer pool at every price point. If you need to move in the next year, waiting for rates to fall is a bet, not a plan.

7. Why is my house sitting?

Homes are taking longer everywhere. Clay's average days on market was 78 in September, up from 60 in August (Flexmls, all residential). NEFAR's single-family median for Clay was 48 days (News4Jax, Oct. 8, 2026).

When a home sits well past that, it's usually one of three things: the price, the condition, or a question nobody has answered. Buyers comparing four months of inventory will skip a house with an unknown, like a roof age, a septic, a flood zone or a CDD amount. Answer those in the listing.

8. What do I have to disclose about flooding?

Florida sellers have to disclose flood insurance claims and any federal flood assistance on the property. Since Oct. 1, 2025, they also have to disclose flood damage they know about during their ownership, per Florida Realtors (June 25, 2025). If you're not sure what applies to your property, ask a real estate attorney.

What this means for you

Buyers: Get your full monthly number first: rate, taxes, insurance, CDD and HOA. Then shop. You have time to ask questions, so ask them before you're under contract.

Sellers: Price for this fall's market, and have the answers ready before the first showing.

Acreage and waterfront owners: These questions matter more on your property. Well, septic, survey, flood zone, access and outbuilding permits are where deals stall. Pull the records now.

FAQ

Where do I check a home's flood zone?

FEMA's Flood Map Service Center at msc.fema.gov lets you search by address. Check the parcel's zone, not just the neighborhood's. They aren't always the same.

Where do I find a home's CDD amount?

Look it up on the current property tax bill on the county tax collector's site. It's listed as a non-ad valorem assessment.

When do I have to file for homestead?

By March 1. Florida law (Section 196.011, as quoted by the Florida Attorney General) requires the application by March 1, and eligibility is based on owning and living in the home as your permanent residence on Jan. 1. If you bought and moved in during 2026, file with your county property appraiser by March 1, 2027.

Call or text me at 904-438-4928 — I'll get you an answer.

Trusted Guidance, One Move at a Time.

Aliea Veon, Broker Associate, Betros Realty · The Veon Home Team · FL License #BK3389258