“Hello and welcome back to the Amelia Island Nassau County Real Estate Market Buzz. I’m Joanne Patience with Iron Valley Real Estate North Florida — your Coastal Lifestyle Advisor.

Today’s episode is a big one. We’re going to compare the Nassau County single-family housing market from June all the way through the most recent numbers we have today — November 2025.

And I’m going to do this in a way that helps you understand the story behind the numbers — not just the stats.

Here’s what we’ll cover:

• A month-by-month market timeline from June through November
• What’s changing with prices, sales, inventory, and buyer behavior
• What the data says about seller leverage vs buyer leverage
• The role mortgage rates are playing right now
• What leading forecasters are saying about 2026
• And finally: should you buy, should you sell, should you move to Nassau County, and what opportunities are showing up as the market stabilizes.

Email For a FREE Guide of this episode-click here

Joanne Patience, Realtor, Iron Valley Real Estate North Florida
904-588-2673
FLNassauHomes@gmail.com
Website

Follow On Social Media:
Instagram
Facebook
YouTube

Sources: Florida Association of Realtors & Amelia Island Nassau County Association of Realtors

In this extended deep-dive episode, I break down the October 2025 Single-Family Housing Market Report for Nassau County, Florida and reveal what the numbers really mean for buyers, sellers, investors, and anyone planning a move in 2026.

We explore the market across Fernandina Beach, Amelia Island, Yulee, Callahan, and Hilliard, using the latest MLS data to explain the trends behind the shifts.

In this episode, you’ll learn:

📉 How the market transitioned from September to October and why the month-over-month dip is completely normal.

🏡 Why sales are up 34.8% year-over-year a strong sign of rising buyer demand despite seasonal cooling.

📊 What the pricing divergence means Median prices softened, but average prices climbed, revealing a split between the mid-range and luxury sectors.

💰 Why cash buyers surged to 41.7% of all sales and what this says about relocators, investors, and confidence in the local market.

📦 Inventory growth & the approach to a balanced market with 4.9 months of supply, Nassau County is the closest it has been to neutral since 2020.

📈 Mortgage rate trends Rates dipped to 6.17% on October 23rd, and forecasters expect low 6% to high 5% ranges into 2026.

🌎 Economic forces shaping our housing market Inflation, job growth, GDP stability, construction costs, and Florida’s insurance landscape all play a major role.

🔮 2026 Forecast What to expect in the year ahead: moderate price growth, strong relocation activity, and increased competition when rates fall.

🎯 Strategic guidance for:

• Sellers who want top dollar in a more selective market
• Buyers who finally have more options and negotiation room
• Relocators seeking coastal living with affordability
• Investors looking for long-term value in a stable market
• Buyers considering new construction vs. resale

Email For a FREE Guide of this episode-click here

Joanne Patience, Realtor, Iron Valley Real Estate North Florida
904-588-2673
FLNassauHomes@gmail.com
Website

Follow On Social Media:
Instagram
Facebook
YouTube

Sources: Florida Association of Realtors & Amelia Island Nassau County Association of Realtors

Welcome to Amelia Island Market Buzz, your inside scoop on real estate trends in Amelia Island and Nassau County, Florida. I'm Joanne Patience, Realtor with Iron Valley Real Estate, North Florida - The Florida Georgia Connection Team. Each month I break down the latest numbers, market shifts, and what they really mean for buyers and sellers right here in our beautiful community.

Whether you're dreaming of your first home, planning to sell, or just keeping an eye on the market, you're in the right place. So let's dive into this month's update.

Email For a FREE Guide of this episode-click here

Joanne Patience, Realtor, Iron Valley Real Estate North Florida
904-588-2673
FLNassauHomes@gmail.com
Website

Follow On Social Media:
Instagram
Facebook
YouTube

Sources: Florida Association of Realtors & Amelia Island Nassau County Association of Realtors