Published November 1, 2026 in Market Update

Inventory is down across Mandarin, Baymeadows and SS

By Angela GiGi Urbanski

Real estate, Mandarin/Baymeadows/ SS

The one fact that changes what you should do right now: the Real Estate Data Aggregator counted 748 homes for sale across Mandarin, Baymeadows and SS in the three months ending August 31, 2026. That is down 25.3% from the same months in 2025. Nationally, Realtor.com reported active listings topped 1.16 million in September 2026. Here, the shelves are getting thinner, not fuller.

For sellers, that drop in competition is real. A well-priced, well-prepared home stands out more when there are fewer choices on the street. For buyers, it means the right home may not sit long. Preparation matters more than it did a year ago.

Pending sales are rising while inventory falls

The Real Estate Data Aggregator counted 733 pending sales across the five ZIP codes in the three months ending August 31, 2026. That is up 1.8% from a year before. Fewer homes available, more buyers going under contract. That combination tells you something.

New listings fell 4.9% compared with the same period last year. Fewer owners are putting homes on the market. That is part of why inventory keeps shrinking even as buyer demand, measured by pending sales, ticks up.

Each ZIP code has its own story

The combined numbers are useful, but each ZIP code moved differently. Here is what the Real Estate Data Aggregator showed for each one in the three months ending August 31, 2026.

Where homes are moving fastest

The Real Estate Data Aggregator found that in ZIP 32223, 39.3% of homes went under contract within two weeks of listing during the three months ending August 31, 2026. That is up 18.8 points from a year before. ZIP 32257 was close behind at 35%, up 8.3 points. Those are meaningful shifts. Not every home moved that fast, but the trend is clear.

Prices: a mixed picture, not a single direction

ZIP 32257 was the one bright spot on price. The Real Estate Data Aggregator showed a median sale price of $362,500 there, up 6.6% from a year before. The other four ZIPs each saw the median dip. ZIP 32223 fell 5.4% to $440,000. ZIP 32258 dropped 3.3% to $377,083. ZIP 32217 fell 4.6% to $309,994. ZIP 32256 slipped 1.7% to $404,000.

A small price dip does not mean a bad market. It can mean sellers priced more carefully, or that the mix of homes sold shifted. The Federal Housing Finance Agency reported U.S. house prices rose 2.4% from August 2025 to August 2026. Some of these ZIP codes outpaced that. Some did not. That is normal.

Homes are selling closer to asking price

Even where prices dipped, sellers got closer to what they asked. The Real Estate Data Aggregator showed sale-to-list ratios of 98.5% in both 32257 and 32258, and 97.9% in 32217. ZIP 32256 came in at 97.2% and 32223 at 97%. All five ZIPs saw that ratio hold steady or improve from a year before.

Nationally, Realtor.com reported that 20.8% of listings took a price cut in September 2026, the highest share since October 2022. Rates climbed above 7% for the first time since January 2025, according to Realtor.com. Here, sellers were still getting very close to their asking price. That gap between the national picture and this local one is worth knowing.

Months of supply: still a seller-leaning market

Supply measures how long it would take to sell every home on the market at the current pace. The Real Estate Data Aggregator showed 2.9 months of supply in ZIP 32223, 3 months in 32258, 3.2 months in 32257, 3.4 months in 32217, and 4.2 months in 32256. Every ZIP saw supply fall from a year before. Six months is generally considered a balanced market. All five are below that.

What this means if you are thinking about selling

Less competition does not guarantee a fast sale. Price still matters. The Real Estate Data Aggregator showed median days on market ranging from 45 days in ZIP 32223 to 71 days in ZIP 32256. That is a wide range inside one market. Homes that sat were usually priced past what buyers were willing to pay.

The share of homes that sold above list price rose in every ZIP compared with a year ago. In 32257 it was 17.7%, up 10.7 points. In 32258 it was 18.5%, up 9 points. Those are real shifts. But 17.7% also means more than 8 in 10 homes did not sell above asking. Pricing honestly from the start still matters more than hoping for a bidding situation.

What this means if you are thinking about buying

Inventory is down, and pending sales are up. That combination means good homes are moving. The Real Estate Data Aggregator showed days on market fell in every ZIP from a year before, with ZIP 32257 dropping 21 days and ZIP 32256 dropping 20 days. If you are relocating to this area, drive the commute routes at rush hour before you decide where to land. I-295 and SR-9B can feel very different at 7:30 in the morning.

Get your insurance quotes early. Relocation buyers often underestimate what homeowners insurance costs in Florida. Check the flood zone for any address you are serious about before you fall in love with it. That information can change what a home actually costs to own.