Published October 10, 2026 in Market Update

Northern St. Augustine inventory fell even as sales rose

By Ben Glynn

Real estate, Northern Saint Augustine

Nationally, for-sale inventory climbed 5.4% year over year, according to Realtor.com as of October 8, 2026. Northern St. Augustine moved the other way. The Real Estate Data Aggregator counted 767 homes for sale across the area in the three months ending August 31, 2026. That is down 31.6% from the same months of 2025. Sales rose 6.7% in the same period. Less supply, more demand. That is the short version.

The headline numbers

Fewer new listings means fewer choices for buyers. Down 14.5% in new listings tells you the pipeline thinned, not just the shelf. Pending sales slipped 3.7%, so buyers are still active, just working with less to choose from.

How the two sides of Northern St. Augustine compare

Northern St. Augustine covers two ZIP codes. They share the same direction but not the same numbers. Here is how they read side by side for the three months ending August 31, 2026, according to the Real Estate Data Aggregator.

The 32095 side saw a 15.2% jump in median sale price, reaching $477,000. That is a bigger move than the 2.6% national gain the Federal Housing Finance Agency reported for the year ending July 2026. The 32092 side was steadier, up 2.7% to $480,824. Both are meaningful, and they are not the same story.

How fast homes are moving

Homes sold 5 days faster in 32095 than a year ago, and 13 days faster in 32092. Not every home moved quickly. Only 14.3% of 32095 listings and 22.2% of 32092 listings went under contract within two weeks, per the Real Estate Data Aggregator. Most homes still took time. But the trend is toward shorter waits, not longer.

Are sellers getting their price?

Sellers in both ZIP codes are landing close to their asking price. A 97.9% and 98.1% sale-to-list ratio means the average home sold for about 2 cents on the dollar below list. That gap narrowed slightly from 2025 in both areas, per the Real Estate Data Aggregator. About 1 in 10 homes sold above list in each ZIP.

What about rates and the national picture?

Freddie Mac put the 30-year fixed rate at 7.40% as of October 8, 2026. The 15-year fixed averaged 6.73%. Realtor.com reported that 20.8% of listings nationally had a price cut in September 2026, the highest share since October 2022. Northern St. Augustine is not immune to rate pressure. But the inventory picture here is the opposite of what Realtor.com reported nationally, where active listings topped 1.16 million homes.

That gap matters. When the rest of the country has more homes to choose from and Northern St. Augustine has fewer, local sellers face less competition. Local buyers face a tighter search. Rates are the same for everyone. The inventory story is not.

What this means, in plain terms