Published October 25, 2026 in Market Update

UNF and ForCaroline have fewer listings, but buyers are still moving

By Angela GiGi Urbanski

Real estate, UNF and ForCaroline

Here is the one thing that changes what a homeowner should do right now. The Real Estate Data Aggregator counted 540 homes for sale across UNF and ForCaroline in the three months ending August 31, 2026. That is down 19% from the same months in 2025. Fewer homes competing for the same buyers. A well-priced listing has more room to stand out.

Nationally, Realtor.com reported active listings reached 1.16 million homes for sale. That is a very different picture from what the Real Estate Data Aggregator is showing here. This market is moving to its own rhythm.

Buyers are still showing up

The Real Estate Data Aggregator counted 559 homes sold across the three ZIP codes in the three months ending August 31, 2026. That is up 4.9% from the same period a year before. Sales are growing even as the number of choices shrinks. For buyers, that means fewer options and a real need to be ready when the right home appears.

How each ZIP code reads

The three ZIP codes tell different stories. ZIP 32224 saw the biggest price move. ZIP 32246 moved the fastest. ZIP 32225 stayed the most stable on price. Here is what the Real Estate Data Aggregator counted for each, for the three months ending August 31, 2026.

Prices are climbing, especially in 32224

The Real Estate Data Aggregator put the median sale price in ZIP 32224 at $524,025 for the three months ending August 31, 2026. That is up 12.1% from the same months in 2025. For context, the Federal Housing Finance Agency reported U.S. home prices rose just 2.6% from July 2025 to July 2026. The local number is running well ahead of the national one.

ZIP 32225 held steadier. The Real Estate Data Aggregator put its median at $385,000, up just 0.7% from a year ago. ZIP 32246 landed in between, at $375,000, up 8.7%.

Speed: 32246 moved the quickest

The Real Estate Data Aggregator counted a median of 48 days on market in ZIP 32246 for the three months ending August 31, 2026. That is 5 days shorter than the same period a year ago. ZIP 32224 came in at 56 days, which is 15 days shorter than a year ago. ZIP 32225 was 55 days, one day longer than last year.

Speed at contract is telling too. In ZIP 32224, the Real Estate Data Aggregator found that 36% of homes went under contract within two weeks of listing. That is up 12.3 points from a year ago. In ZIP 32225, 33% did the same. In ZIP 32246, 32.7% did, though that figure slipped 1.6 points from a year ago.

What sellers are getting at the closing table

Homes are selling close to their asking price. The Real Estate Data Aggregator put the average sale-to-list ratio at 98% in ZIP 32224, 97.6% in ZIP 32225, and 98.4% in ZIP 32246, all for the three months ending August 31, 2026. Sellers are not giving much away.

A small share of homes did better than list. The Real Estate Data Aggregator counted 15.7% of homes in ZIP 32246 selling above list price, the highest of the three. ZIP 32225 came in at 12%, and ZIP 32224 at 11.8%. That last figure is up 5 points from a year ago.

One thing buyers should know before they start

Nationally, Realtor.com reported mortgage rates topped 7% for the first time since January 2025. CNBC noted that a monthly payment on a median-priced home now takes up roughly 33% of a median family's income. That is up from 26% in 2022. Affordability is a real factor. Get your financing squared away before you start your search here. When the right home shows up, you will not have time to catch up.

One more thing for buyers moving to this area. Florida insurance costs surprise a lot of people who are relocating. Get insurance quotes and check the flood zone for any address early, before you fall in love with a home. Those costs can change your monthly picture more than most people expect.

Supply is tight, but 32246 has a little more breathing room

The Real Estate Data Aggregator put months of supply at 2.5 in ZIP 32224 and 2.6 in ZIP 32225, both down sharply from a year ago. ZIP 32246 came in at 4.1 months, up 0.4 months from last year. That is still a relatively lean market, but buyers there have a few more options than in the other two ZIP codes.

One last honest note. These numbers cover whole ZIP codes. One street, one subdivision, or one price range can read very differently from the ZIP code average. If you want to know what is happening right where you live, or right where you are looking, that is a different and more useful conversation.