Published October 11, 2026 in Market Update

Price direction is not the same across Mandarin, Baymeadows and SS

By Angela GiGi Urbanski

Real estate, Mandarin/Baymeadows/ SS

The Federal Housing Finance Agency reported U.S. house prices rose 2.6% year over year through July 2026. That number sounds clean and simple. But in the three months ending August 31, 2026, the Real Estate Data Aggregator counted five ZIP codes in this market, and they did not all move the same direction.

One ZIP was up 6.6%. Three others posted small price declines. One was nearly flat. If you priced a home, or planned a move, based on the national number alone, you could be working from the wrong picture.

Where prices went, ZIP by ZIP

ZIP 32257 was the clear standout. The Real Estate Data Aggregator put its median sale price at $362,500, up 6.6% from the same three months in 2025. Homes there also sold faster. The median days on market dropped 21 days shorter than a year ago, landing at 48 days. Nearly 35% of homes went under contract within two weeks of listing, up 8.3 points from last year.

ZIP 32223 told a different story. The Real Estate Data Aggregator counted a median sale price of $440,000 there, the highest of the five ZIPs. But that price was down 5.4% from a year ago. More homes sold, up 3.7%, and pending sales rose 4.5%. So buyers are active, but they are paying less than they were.

ZIP 32258 came in at a median of $377,083, down 3.3%. ZIP 32217 was at $309,994, down 4.6%. ZIP 32256 was at $404,000, down 1.7%, which was the smallest dip of the four that declined.

What the median prices look like side by side

The broader context: rates and national price cuts

Mortgage rates are not helping buyers feel relaxed right now. CNBC reported the average contract rate on a 30-year fixed mortgage with a conforming loan balance reached 7.49% in early October 2026. That is real pressure on what buyers can afford.

Realtor.com reported that mortgage rates climbed above 7% for the first time since January 2025, and that 20.8% of listings nationally had a price cut in September, the highest share since October 2022. Active listings nationally topped 1.16 million homes in September, according to Realtor.com.

Those national signals matter as context. But they do not tell you what your specific ZIP code is doing. Here, the Real Estate Data Aggregator counted 748 homes for sale across all five ZIPs combined in the three months ending August 31, 2026, down 25.3% from the same period a year ago. Fewer homes available can support prices even when rates are high.

How quickly homes are moving

ZIP 32256 took the longest at 71 days, though that was still 20 days shorter than a year ago. ZIP 32223 moved fastest at 45 days. Every ZIP in the market saw days on market drop or hold compared with last year. That is a sign buyers who do show up are making decisions.

How close to list price sellers are getting

Every ZIP except 32223 saw sellers get a slightly higher share of their list price than a year ago. That tells you pricing discipline still matters. Homes priced right are landing close to ask. Homes priced too high are leaving money on the table in a market where buyers are watching rates carefully.

Supply is tighter than it looks from the outside

Every ZIP is below six months of supply. ZIP 32223 is the tightest at 2.9 months, down 0.9 months from a year ago. ZIP 32256 has the most breathing room at 4.2 months, but even that dropped 1.7 months year over year. Less supply tends to put a floor under prices, even when they dip a little.

The combined picture for the whole market

Pending sales rising 1.8% while homes for sale dropped 25.3% tells you demand is holding up better than supply. That is not a struggling market overall. It is a market where the details inside each ZIP code are doing different things.

One more thing worth saying plainly: a ZIP code average can hide a lot. Two streets in the same ZIP can read very differently depending on the home's condition, price point, and how it was listed. The numbers above are a starting point, not a final answer for your specific address.