If you’ve been following the real estate conversation locally, you’ve probably heard a lot of extremes: “The market is crashing” on one side and “Everything is still flying off the shelf” on the other. 

The truth, as usual, lives in the middle.

I’ve spent time digging through the full 2025 year-end data for single-family homes in Nassau County, and here’s the honest takeaway:

The market didn’t crash—but it definitely slowed.

Prices largely held, buyers became more selective, and sellers lost some of the margin for error they had in prior years. Below is what really changed in 2025, and how those changes are likely to affect both buyers and sellers heading into 2026.

What 2025 Looked Like at a Glance

Source: Yearly Market Detail - 2025
Covering Single Family Homes
Provided by the Amelia Island - Nassau County Association of REALTORS®

Before diving into strategy, it helps to understand the big-picture shifts:

• Median sale price: $515,000 (essentially flat year over year)

• Closed sales: Down just over 1%

• New pending sales: Slightly up year over year

In other words, buyers didn’t disappear. Homes are still selling. But the process did slow down, and that’s where the story really is.

What Sellers Need to Know Going Into 2026

1. Homes Are Taking Longer to Sell

One of the most meaningful changes in 2025 was time.

• Median time to contract jumped from 44 days to 59 days—a 34% increase

• Median time to sale increased to 101 days, up 13.5% from 2024

This doesn’t mean something is “wrong” with your home. It means buyers are taking longer to decide, and homes that are overpriced or poorly positioned tend to sit.

In 2026, strategy matters more than momentum.

2. Buyers Are Negotiating Again

Another quiet but important shift:

• Homes sold for 95.9% of original list price, down from 97.1% the year before

That’s not a collapse, but it is a signal. Buyers are no longer automatically meeting price just because a home hits the market.

Sellers who plan for:

• realistic pricing

• clean presentation

• and some negotiation flexibility

are still getting solid outcomes.

3. Competition Increased

Inventory grew in 2025:

• Active listings increased nearly 13%

• Months of supply rose to 4.2 months

We’re not in a buyer’s market, but we are in a market where pricing and preparation matter more than they did a year or two ago.

Seller takeaway for 2026:

• Don’t chase the market

• Lead with smart pricing

• Make it easy for buyers to say yes

What Buyers Need to Know Going Into 2026

A lot changed in the Nassau County housing market in 2025—but buyers didn’t disappear.

1. You Have More Time Than You Did Before

The same data that challenges sellers creates opportunity for buyers.

With median time to contract now at 59 days, buyers generally have:

• more time to evaluate

• more opportunity to negotiate

• less pressure to rush into decisions

That doesn’t mean great homes sit forever, but the frantic pace has eased.

2. Negotiation Leverage Improved (Slightly)

Buyers aren’t suddenly in control, but the numbers show:

• sellers are conceding a bit more than before

Strong, well-structured offers, especially those that respect seller priorities, are more competitive now than they were a year ago.

3. Cash Competition Softened

Cash is still a factor in Nassau County, but it pulled back some in 2025:

• Cash sales declined about 6% year over year

• Cash still represents roughly one-third of transactions per the county norm

For financed buyers, this matters. Clean financing, solid terms, and realistic expectations go a long way in today’s market.

The Stat That Matters Most (and Gets Overlooked)

Despite all the talk of market trouble:

• Pending sales were essentially flat

• Closed sales dipped only slightly

That tells us something important:

Demand didn’t vanish—it just slowed down.

Buyers are cautious. Sellers need to be strategic. But real estate in Nassau County remains active and fundamentally stable.

What This Means for 2026

Whatever your plans are for 2026, the team at Cabana Lane is here to help you navigate the market with clarity and confidence.

Here’s the honest outlook:

• For sellers: Pricing, preparation, and expectations matter more than ever

• For buyers: You finally have breathing room to make smart, informed decisions

This isn’t a market for shortcuts or hype; it’s a market that rewards realism.

If you’re thinking about buying or selling in Nassau County in 2026 and want a clear-eyed opinion based on data (not sales pressure), the team at Cabana Lane is always happy to talk through your situation.