Why Is the Jacksonville Sold Median Higher Than the Asking Median While Listing Prices Fall? Reading the Newer Homes, the Rental Share and the Cost Burden

Which Jacksonville price figure should an owner trust?

The figures point in different directions, and the dates explain part of that. Redfin's median of $560,000 for December 2025, up 6.7%, implies about $524,836 a year before. The Realtor.com sold median of $512,000 for September 2026 is 8.6% below it, the Realtor.com listing median of $469,450 is 16.2% below it, and the Zillow value of $459,079 is 18.0% below it. Nine months separate the Redfin page from the newest page, and the pages measure different things, so these gaps do not by themselves show that prices fell.

Realtor.com's sold median is the least steady series. At $512,000, down 13.80% in a month, it implies about $593,968 the month before, and up 12.22% in a year it implies about $456,247 a year before. A swing of that size in a month, in a postal area with 313 homes listed, is more likely a change in the mix of homes that closed than a change in prices. The sold median is 9.1% above the listing median on the same page, which is unusual next to a sale-to-list ratio of 98%.

The listing median is steadier month to month. At $469,450, up 0.43% in a month, it implies about $467,440 the month before, and down 9.81% in a year it implies about $520,512 a year earlier. Asking prices have fallen by about a tenth in a year, and Zillow agrees in direction, with a value of $459,079, down 1.6%, which implies about $466,544 a year before May 31, 2026. The Zillow value is an index of all homes in the postal area and is the middle page by date.

Per-foot prices are nearly flat. Realtor.com's $257, down 0.82% in a year, implies about $259 a year earlier, and Redfin's $271 for December 2025, up 2.6%, is 5.4% above the Realtor.com figure. Prices per foot that barely move, next to asking prices down almost ten percent, suggest that the mix of homes on the market changed. That is an inference, since the pages do not give the mix.

The Census median owner value of $458,100, plus or minus $13,838, averages owners' own estimates over five years. The Realtor.com sold median is 11.8% above it, the listing median is 2.5% above it, and the Zillow value is 0.2% above it. The Census value is 5.2 times the median household income of $88,259, plus or minus $8,523. The best guide to a single home is closed sales of similar homes of the same type and age, in the last few months, set next to the homes now listed.

Owners comparing a listing with a direct offer should keep two questions apart. The first is what the typical home in the postal area sells for, which the pages answer with figures from about $459,000 to $560,000 depending on the source and the month. The second is what a particular home would bring, which depends on its type, size, age, condition and lot, and only the closed sales of the most similar homes can answer it. A detached house and a unit in a large building can differ by a wide margin even on the same street.

Sources as cited. Ratios and earlier values in this section are computed from the published figures and percentages.

How long do Jacksonville homes wait, and what do sellers get against asking?

About two months. Realtor.com shows a median of 66 days on the market, up 17.86% in a month, which implies about 56 days the month before, and down 10.81% in a year, which implies about 74 days a year earlier. Redfin's December 2025 page shows a median of 87 days against 99 a year before, and says the average home goes pending in around 64 days and hot homes in around 23 days. Zillow says homes go pending in around 58 days. The three pages are not far apart, and all describe a wait of well over a month.

Sales settle below asking. Realtor.com puts the sale-to-list ratio at 98%, and says homes sold for 1.62% below the asking price on average in September 2026. Redfin's December 2025 ratio was 97.5%, up 0.8 points, which implies about 96.7% a year before, and it says the average home sells for about 2% below list. Homes sold above list were 13.7% of December 2025 sales, up 1.9 points, which implies about 11.8% a year before. Redfin's compete score for the postal area is 55 of 100, which it calls somewhat competitive, with some homes getting multiple offers.

Supply is large. Realtor.com shows 313 active listings, down 0.93% in a month and down 6.14% on the year, which implies about 333 a year earlier. Redfin's December 2025 page shows 183 homes sold, up 13.7% from 161, which agrees with the arithmetic. With 313 listings, and about 183 sales in one month on the older page, the stock of homes for sale is a little under two months of sales at that pace. That is a rough comparison across two pages nine months apart and not a measured figure.

Rentals have thinned and cheapened. Realtor.com shows 80 rental properties, down 18.42% in a month and down 27.06% on the year, which implies about 110 a year earlier. The median rent of $1,997 is down 9.23% in a month, which implies about $2,200, and down 11.24% on the year, which implies about $2,250. A rent that falls by about a tenth in a month, from a sample of 80 listings, is flagged as volatile. The Census median gross rent of $1,764, plus or minus $48, is 13.2% below the Realtor.com figure, and the two cover different groups, since the Census counts all rented homes and Realtor.com counts those listed now.

A market of two-month waits and sales a little below asking asks a seller to price carefully. A first ask well above recent sales tends to be followed by a wait and a cut, and a price near recent sales can sell sooner. The sources do not give the share of homes that cut their price in this postal area, so that is a general point and not a finding.

A wait of about two months is an average, and the spread around it matters to a seller with a fixed date. Some homes sell in weeks, and others sit for several months and then cut their price. The pages report medians and not the spread, so an owner who needs to close by a given date can ask for the days on market of homes sold in the last few months, which gives a better guide to the risk of a long wait than the postal area median.

Sources as cited. Earlier values and differences are computed from the published percentages.

Who lives in Jacksonville, and how heavy is the cost of housing?

Renters are close to half. Of 16,195 occupied homes, 8,779 are owner-occupied, 54.2%, and 7,416 are renter-occupied, 45.8%. Of 17,309 units, 1,114 are vacant, 6.4%, including 460 for rent, 60 for sale only, 212 rented and not yet occupied, 217 for seasonal, recreational or occasional use, 1.3% of all units, and 165 other vacant units.

Owners are mostly newer to their homes than in older places. Of 8,779 owner households, 244 moved in during 2023 or later, 2.8%, 1,518 between 2020 and 2022, 17.3%, 3,648 in the 2010s, 41.6%, 1,725 in the 2000s, 19.6%, 1,444 in the 1990s, 16.4%, and 200 before 1990, 2.3%. Owners who moved in before 2010 are 38.4%. Renters are newer still: of 7,416, 1,144 moved in during 2023 or later, 15.4%, 3,615 between 2020 and 2022, 48.7%, 2,450 in the 2010s, 33.0%, and 207 earlier, 2.8%.

The population has many young adults. Of 42,092 people counted, 7,079 are under 18, 16.8%, 8,716 are 18 to 24, 20.7%, 5,997 are 25 to 34, 14.2%, 5,128 are 35 to 44, 12.2%, 8,065 are 45 to 64, 19.2%, and 7,107 are 65 or older, 16.9%. Owner homes lean to three and four bedrooms: of 8,779, 4,334 have three, 49.4%, 3,109 have four, 35.4%, 668 have two, 7.6%, 616 have five or more, 33 have one and 19 have none. Renter homes lean to two and one bedrooms: of 7,416, 3,056 have two, 41.2%, 2,425 have one, 32.7%, 1,533 have three, 20.7%, 225 have none, 99 have four and 78 have five or more.

Owners with a mortgage carry a real burden. Of 8,779 owners, 5,524 have a mortgage, 62.9%, and 3,255 do not, 37.1%. Among the 5,503 mortgage holders with a computed figure, 1,266 spent 30% or more of income on housing costs, 23.0%, and 485 spent 50% or more, 8.8%. Among the 3,211 owners without a mortgage and with a computed figure, 362 spent 30% or more, 11.3%, and 220 spent 50% or more, 6.9%.

Renters carry the heaviest burden. Of 7,416 renters, 7,255 with a computed figure, 4,786 spent 30% or more of income on rent, 66.0%, and 2,511 spent 50% or more, 34.6%. About two renter households in three are above the 30% mark, and about one in three is above 50%. An owner who rents out a home is dealing with tenants who are often stretched, which matters to anyone comparing a rental income with a sale.

Income gives context to the price figures. The median household income of $88,259, plus or minus $8,523, against a Census owner value of $458,100 gives a ratio of about 5.2, and the Realtor.com listing median of $469,450 gives a ratio of about 5.3. These ratios compare medians for the whole postal area and do not describe any one buyer, but they show that the typical home costs more than five years of the typical household income.

Source: U.S. Census Bureau, American Community Survey 2020-2024 five-year estimates, tables B01001, B25003, B25004, B25038, B25042, B25070 and B25091, via Census Reporter. Shares are computed here.

How old is the Jacksonville stock, and how many units are apartments?

Most of it is from the 1990s and 2000s. Of 17,309 units, 45, or 0.3%, were built before 1940, 45, or 0.3%, in the 1940s, 86, or 0.5%, in the 1950s, 239, or 1.4%, in the 1960s, 408, or 2.4%, in the 1970s, and 3,042, or 17.6%, in the 1980s. After that, 6,656, or 38.5%, were built in the 1990s, 4,435, or 25.6%, in the 2000s, 2,079, or 12.0%, in the 2010s and 274, or 1.6%, in 2020 or later. The 1990s and 2000s together hold 11,091, or 64.1%.

The building types are mixed. Of 17,309 units, 8,170 are detached, 47.2%, 1,014 are attached, 5.9%, 215 are in two-unit buildings, 680 are in buildings of three or four units, 1,343 in buildings of 5 to 9, 2,483 in buildings of 10 to 19, 1,731 in buildings of 20 to 49, 1,592 in buildings of 50 or more, and 81 are mobile homes. Buildings of five or more units hold 7,149, or 41.3%, which is a large share for a postal area where most homes are under thirty-five years old.

Because detached houses, attached homes and apartments share one postal area, the medians blend very different products. A house on its own lot and a unit in a building of twenty or more are not close comparisons, and the monthly sold median can swing when the mix of closed sales changes. That is a likely explanation for the large monthly move in the sold median, and it is an inference, since the page does not give the mix.

A home built in the 1990s or 2000s is twenty to thirty-five years old. Roofs, heating and cooling systems and water heaters may be reaching the ages at which they are commonly replaced, and a buyer's inspector will note each item. The sources do not say which items apply to any home. These are general points and not figures from the sources.

A seller who would rather not have an inspector's list negotiated can choose a private sale, in which a buyer buys the home as it stands. That is the fifth benefit of Maison Off-Market, avoiding inspections and repairs, and it is not a claim that a private sale always yields a higher price. Readers comparing markets can also read the North Naples brief and the Palma Ceia brief.

Source: U.S. Census Bureau, American Community Survey 2020-2024 five-year estimates, tables B25024, B25034 and B25042, via Census Reporter. Shares are computed here.

What should a Jacksonville owner ask before choosing a listing or a private sale?

Five questions are worth asking. Is my price based on closed sales of homes like mine, of the same type, size and age, and not on one median? How many weeks might a listing take, and how far below the first ask are sales settling? What will inspections and repairs cost me on a home of this age? Who will see the home during showings, and who will hear about the sale? And what date do I need to close, given where I plan to live next?

Fees are simple arithmetic, and no rate is assumed here. Each 1% of a $450,000 sale is $4,500, of a $725,000 sale is $7,250, and of a $1,200,000 sale is $12,000. At 3%, those sales cost $13,500, $21,750 and $36,000, and at 5% they cost $22,500, $36,250 and $60,000. At the Realtor.com listing median of $469,450, 1% is $4,694 and 5% is $23,472. Maison Off-Market does not charge commissions or closing costs.

A private sale has no showings and no neighbors talking about it, which is the first benefit. The second benefit is a closing date the owner can set, which gives time to find a new home. The third is no commission costs, the fourth is no closing costs and the fifth is avoiding inspections and repairs. In a market where homes wait about two months and sell a little below asking, an owner may value a sale that does not depend on showings or on a long wait.

A fair comparison puts the commission, the closing costs, the repairs a buyer may ask for, the weeks of carrying costs and the preparation for showings next to the privacy given up. It also puts a realistic listing result, and not the best case, next to a direct offer. With waits of about two months, the carrying costs of a listing are worth counting.

Maison Off-Market buys luxury homes and estates directly from their owners and speaks only to sellers. It does not say that every private sale beats a listing. An owner who wants to see what a direct purchase would look like, with no public listing and no showings, can use the contact form below and ask for an offer before deciding.

Sources as cited. Fee illustrations are arithmetic only and assume no commission rate.

Methodology and limitations

Each page's date, title and place were read before use. The Redfin page reports December 2025 and is the oldest, with a single month of data, the Zillow page is dated May 31, 2026, and the Realtor.com page has key indicators as of September 2026 and is the newest. Because of the age of the Redfin page, its figures are a dated reference. The Realtor.com sold median, down 13.80% in a month and sitting above the listing median, and the rent, down 9.23% in a month from a small sample, are flagged as volatile. The Realtor.com text is also inconsistent: it calls the area both a seller's market and a balanced pace, and says both strong pricing power and softer conditions for sellers. The table figures are used. The Realtor.com neighborhood tables list other places and were not relied on. The Census figures are five-year survey estimates with margins of error. Earlier values are computed from published percentages and are approximate. No figure here is a forecast.

Conclusion

The record for Jacksonville, as far as the pages allow, is a market with asking prices falling by about a tenth in a year, sales a little below asking, waits of about two months, a volatile sold median, a housing stock built mostly in the 1990s and 2000s with a large share of apartments, and a population that is close to half renters under heavy cost burdens. For an owner, the practical step is to ask for the closed sales of comparable homes of the same type, compare the cost and risk of a listing with a direct offer, and decide how much of the showing, inspection and timing risk to carry.